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Thursday, June 11, 2020

Skyland Town Center's Phase One

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It's been a long slog, but the work is finally building momentum at Skyland Town Center, where construction on the 18-acre site is expected to complete this year and retailers have finally been committing.  Chase Bank and CVS have already signed leases for Phase 1 of the project, which will include 84,000 s.f. of retail and 263 rental apartments when it completes later this summer.  Rappaport has been in discussion with numerous restaurants as well, despite the obvious impediments to restaurant leasing at the moment.  Lidl and Starbucks, also both committed retailers, will get underway later this year, the latter will take the place of the CVS trailer now on site.  A second phase of the project will nearly double the retail (to 136,000) and residential unit numbers (to 513) when that phase begins, though a start date is not yet determined.  A 4-story medical office building will eventually round out the final development, though a start date is not yet set.


The contentious project is one for the history books.  Initiated by the National Capitol Revitalization Corporation (since dissolved) in 2002 to bring development to a decaying and retail-starved area in southeast DC, developers had visions of urban renewal and improved retail opportunities. Developers, primarily WC Smith and Rappaport, began to assemble and acquire the land, but the existing retailers and landowners weren't convinced the project had legs, and many chose not to sell or abandon their businesses to an uncertain future.  Enter the District government, which chose to acquire the remaining properties via eminent domain, i.e. a constitutional prerogative that permits the government to seize private property for "public" use.  Developers dangled Target as a future tenant, which fell through, but with the District government on its team the recalcitrant owners were defeated, and by 2011 Mayor Vincent Gray predicted construction was "imminent."

That was not to be.  Planners needed an anchor, and eventually signed Walmart, but in 2016, with no construction yet underway, Walmart withdrew from its commitment to anchor the site, as well as another site in Ward 8, and the search was on to find a replacement. The project broke ground in February of 2018, and in May of 2019, Rappaport announced that German grocer Lidl had signed on for almost 30,000 s.f.  The other leases soon followed, including one of the only drive-through Starbucks in the region.  Until the completion of phase 2 a large portion of the site will remain a construction lot, but for now, the neighborhood is one step closer to having the grocery options, sit-down restaurants and conveniences of neighborhoods west of the river that have so long bedeviled the residents in the project's vicinity.


Project:  Skyland Town Center

Developer:  Rappaport, WC Smith, District of Columbia

Architect:  Torti Gallas

Interior Design:  Carlyn & Co.

Construction:  WCS Construction

Use:  480 apartments, 134,000 s.f. of first floor retail

Expected Completion: Phase 1:  Fall 2020.   Phase 2:  TBD

Skyland Town Center, Rappaport, WC Smith, Torti Gallas, Washington DC

Skyland Town Center, Rappaport, WC Smith, Torti Gallas, Washington DC

Skyland Town Center, Rappaport, WC Smith, Torti Gallas, Washington DC

Skyland Town Center, Rappaport, WC Smith, Torti Gallas, Washington DC

Skyland Town Center, Rappaport, WC Smith, Torti Gallas, Washington DC

Skyland Town Center, Rappaport, WC Smith, Torti Gallas, Washington DC

Skyland Town Center, Rappaport, WC Smith, Torti Gallas, Washington DC

Washington D.C. retail for lease - Skyland Town Center

Washington D.C. retail for lease - Skyland Town Center

Washington D.C. retail for lease - McDonalds

Washington D.C. retail and real estate development news

Friday, December 28, 2012

First Look at Parcel N at The Yards

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Navy Yard real estate development in Washington DC - Forest City's "Parcel N"
Forest City's Parcel N at the Yards will transform a section of the Capitol Riverfront
Parcel N at The Yards. Image: Robert A.M. Stern
New renderings have been released of "Parcel N," one of two new apartment buildings planned for Forest City Washington's The Yards mega-development in DC's Capitol Riverfront neighborhood.

Robert A.M. Stern is the primary design architect on the "Parcel N" project, WDG is the architect of record.  Planning for the building is still in the design stage, although architects said they expect permits for the 340,000 s.f. structure to be secured by May 2013, with a groundbreaking set for August of 2013, according to WDG.

Parcel N at the Yards includes architectural design by Robert A.M. Stern
Parcel N at The Yards. Image: Robert A.M. Stern
Forest City broke ground this summer on the other project, "Parcel D", directly catty-corner to Parcel N.  That building is being designed by Shalom Baranes.

The Foundry Lofts, a 170-unit adaptive re-use project and the first residential building in the group, completed last year.  In June Forest City secured funding for an adaptive reuse project called The Lumber Shed, described as the The Yards' "retail centerpiece".  Another adaptive reuse of a century-old building into retail and restaurants, The Boilermaker Shops, is set for opening this spring.

architectural rendering by Robert A.M. Stern for Parcel N at the Yards by Forest City
Parcel N at The Yards. Image: Robert A.M. Stern
Plans for parcel N include an 11-story, 325-unit building at 310 Tingey Street with ground floor retail, two courtyards, a rooftop pool, a small green roof, and a LEED target of gold.

Peter Garofalo, architect with Robert A.M. Stern in New York, said the building's design references the area's industrial architectural tradition.  There used to be an old foundry on the site, Garofalo said, but it was torn down in the 1970's.

"What we are striving to do is build a building that references historical essences, but updates them in a playful and modern way and stitches those two vocabularies together..." Garofalo told DCMud.  He said the design features glass on top of a traditional base.  Materials include glass, concrete, and dark metals.

Pete Garofolo, Forest City Yards, Southeast DC, Navy Yard, new apartments, Washington DC
Parcel N at The Yards. Image: Robert A.M. Stern
Garofalo said the building's design also features a zig-zag pattern across the east face of the building.  "That was done so that in the future, when the rest of the parcel is being built out, it will create diagonal views up and down 4th street for those residential units."

Designers anticipate one and two-bedroom units that Garofalo called "standard DC-sized," and don't foresee any micro-units.  "There is some debate about it, but I doubt that is going to be included," he said.

waterfront development in southeast Washington DC on the Anacostia
Parcel N at The Yards. Image: Robert A.M. Stern
Washington D.C. real estate development news

Thursday, October 11, 2012

Shops Open in Fairfax’s New “Urban District” at Mosaic

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Sponsored Post
One stroll through Mosaic District and you’ll think you’ve landed somewhere between Capitol Hill and Bethesda.

DC’s favorite shops and restaurants are flocking to Mosaic District, a $150 million Edens development with retail anchors such as Matchbox Restaurant, Black’s, Cava, MOM’s Organic Market, Nieman Marcus Last Call Studio, Dawn Price Baby, Anthropologie, South Moon Under, Angelika Film Center and much, much more. Target, the largest retailer at Mosaic District, will open its doors this Sunday, October 14th.  A full list of retailers, opening dates and events is available at the Mosaic District website.


Also onsite are new townhomes by DC’s leading urban developer, EYA. The townhomes at Mosaic District feature three and four bedroom floorplans, contemporary architecture, garage parking, plus the company’s signature rooftop terraces. New homes start from the mid $600s and include luxury finishes such as hardwood flooring, granite countertops and stainless steel appliances. The townhomes are now 50% sold out and a limited number remain for Spring 2013 move-in.


In addition to the 40 shops and restaurants onsite, Mosaic District offers a shuttle to Dunn-Loring Metro station for easy access to the Orange line and downtown DC. It is perfectly situated where I-66, Route 50 and the Capital Beltway meet and Tyson’s Corner is a quick ten minute drive. Mosaic District is EYA’s 17th new home community in northern Virginia and a destination designed by leading retail shopping center developer Edens.

Friday, September 14, 2012

Bringing Berlin to DC: Inspirations for Dupont Underground

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What inspiration can D.C. draw from Berlin about what to do with an unused trolley tunnel under Dupont Circle?  That is the question at the center of a new exhibit and events series organized by Provisions Library and the Goethe-Institut of Washington D.C.  The exhibit, called "Parks and Passages," runs at the Goethe Institut September, 14 through November 2.

The exhibit is meant to bring a "poetic interlude," in the words of research co-curator Stephanie Sherman of Provisions Library, to the ongoing and emotional discussion about how to best re-enliven the Dupont Underground.  That 75,000 square feet of space in tunnels lies - closed off for now - under the District's most visible circle.

Dupont Underground, Image courtesy Provisions Library
Built in the 1940's for trolleys (they ran only briefly), the space has been cast as a potential bomb shelter, health club, food market, even a "columbarium" (for cremated remains.)  None of those ideas ever panned out, although the tunnel did house a maligned food court for about a year in the 1990s called "Dupont Down Under."

Even now, the tunnel remains a virtually unknown public amenity in a city of above-ground monuments, boulevards, and upward-looking gazes.  But diverse gazes are shifting underground, as the exhibit shows, as more District-dwellers find resonance in the story of the tunnel.

In 2010, the Deputy Mayor's Office For Planning and Economic Development issued a Request for Proposals for the space, and a group called The Arts Coalition for the Dupont Underground - brainchild of longtime tunnel fan and architect Julian Hunt - clinched the exclusive rights agreement for the space.
Dupont Underground, Image courtesy Provisions Library

According to coalition managing director Braulio Agnese, the coalition estimates that it would take at least $30 million to open up the entire space, but so far has fund-raised what amounts to a "drop in the bucket."  The group hopes the space could become an arts venue.  "We are eager to see what these artists have come up with," Agnese said of the exhibit at the Goethe Institut, adding that he hoped the research would be useful moving forward.

But the coalition's exclusive rights agreement expires soon, and the coalition continues to work with the city toward obtaining a lease.  The city had not responded for a request for comment by the time of publication of this article.  And the space - even now - remains closed to the public, or open for imagination, depending on how one looks at the situation.

"Parks and Passages" documents the adventures of four DC-based Provisions Library Fellows - an architect, two artists, and a cultural theorist - who spent 10 days in Berlin and then fleshed out their inspirations for DC using archival materials, architectural renderings, mixed-media installations with historic film footage, and even graffitti.

Exhibitors are artist Edgar Endress, a George Mason University professor of new media and public art, visual artist James Huckenpahler, architect Pam Jordan, and cultural scholar Paul Farber.

The goal, according to Sherman, was to think about how Berlin's creative sites emerged and how the city adapted spaces. Why Berlin?  Curators were convinced the city's creative, sustainable, adaptive use of historical spaces had some inspiration for DC.
"Parks & Passages" exhibitors Endress, Farber, Jordan, & Huckenpahler
The group visited spaces under both public and newly private management, such sites as a bunker art gallery, an East Berlin amusement park, and the vast Tempelhof Airport, the city's largest public park. The airport was built by the Nazi government, was site of the Berlin Airlift, and a Cold War hub.  At Tempelhof, the City of Berlin has turned 988 acres of a history-laden, inner-city airport, decommissioned in 2008, into a thriving space for recreation, gardening, biking, and creative re-uses - some temporary, some more permanent.

Berlin's development strategy, according to Martin Pallgen, a Berlin city staff member and project developer for Tempelhof, also uses a "bottom up" approach to planning that involves creative occupants of the space. Pallgen visited Washington, D.C. with a team from Berlin for the opening of the exhibit. That feedback, he says, is a component of Berlin's development strategy, which Pallgen sees as a a "process" rather than a one-step deal.

The Tempelhof development model for the future, Pallgen said, would take time to "think about what is right and what is wrong, and think about each step...was it the right decision or not?"

Much larger than the Dupont Underground space, Tempelhof also benefits from both public and private investment. The Dupont Underground coalition - as things stand now - must raise private funds from mixed-use leases or philanthropic donations. To make matters more complicated, the space sits under confusing layers of federal and local control. While the city controls the entrances to the tunnel beginning at the stairs, the National Park Service owns most of the spaces surrounding them.

As the exhibit shows - Dupont Underground has always been a vessel of dreams and imagined uses, and sometimes a target of derision.  It was once called the "Blunderpass". "It was controversial even before it was built," said cultural scholar Paul Farber, who delved into Washington Post archives to research the trolley tunnel.  At the same time, he says, it has always been a symbol of the future.  The archives reveal familiar patterns, Farber writes, that may affect that future: including "the dysfunctional relationship between D.C.'s local and federal governing structures" and the "inherent complications of overlapping public and private ownership."

The city released homing pigeons when the streetcar line opened to traffic around 1950, but the trolley line would see just a few short golden years. District streetcar operator Capital Transit Company lost its charter in 1955, and the last trolley ran in 1961. A trolley funeral was held in Mt. Pleasant.   The number 42 bus line now runs along that old trolley route. 

In the early 1960s, the space was stocked with food and beds as a bomb shelter but never used as one.  In the early 1980s, the Marion Barry administration considered three proposals: for a health club, a health market, and a columbarium, but those didn't pan out. In the early 1990s, the city signed a deal with a questionable businessman named Geary Simon to develop a food court called "Dupont Down Under", but it closed just a year later, beset by legal troubles.

Dupont Down Under had a Sbarro's and a Schlotzsky's. Their signs - old and dusty and cast in darkness - were still there in 2009 when chair of the Dupont Circle Advisory Neighborhood Commission ANC2B, Will Stephens, visited the tunnel in December, 2009.  That was when Adrian Fenty's administration put out the most recent RFP.  Recent tours of the tunnels have entered at a little triangle formed where P Street, Massachusetts, and Dupont Circle all meet at a point.  That's where the ANC2B office is too. "The Z was dangling," Stephens said of the Schlotzsky's sign.

ANC door sign under Dupont, Photo: Will Stephens
Then, Stephens recalls that, as the group of ANC2B members walked with flashlights along the dark tunnel, they saw a dusty sign on a door on which were printed the words "ANC2B." "All of us there from the ANC, including the (public policy) intern were all freaked out," Stephens remembers. "We were joking with him that that was going to be his office."

In February and November of 2010, the ANC2B passed two resolutions.  Both praised the city for involving community stakeholders in the RFP process and requested that the space's long-term future use be kept open for potential transit use.

"Our chief concern from the perspective of the ANC is that whatever goes into this space be feasible and sustainable, so that we don't repeat the failure of the Dupont Down Under food court project," Stephens told DCMud.

The most inspiring lessons from Berlin for DC? The main inspiration, Sherman said, could be seizing the present moment by asking “what can we do within those (given) parameters and let it be an evolutionary process?” That flexibility, Sherman is convinced, will be important.  "We are not presenting solutions or answers," said exhibit research co-curator Don Russell, who also sits on the board of the coalition for the Dupont Underground. "We are layering and opening it up to the public."

The exhibit also features a series of "interactive" public events centered around the goal of thinking about creative approaches to urban problems and challenges:

Thursday, 13 September, 6 pm
Discussion and Exhibition Opening
Natural Adaptation, Urban Re-Use: Berlin and Washington, DC

Friday, 14 September, 1 pm
Discussion
Creative Research: Modes and Methods

Tuesday, 18 September, 6:30 pm
Reading
James Huckenpahler: Metamonument

Thursday, 20 September, 6:30 pm
Presentation
Urban Interventions

Saturday, 22 September, 12 pm
Gardening Workshop
Gardening Workshop


Tuesday, April 17, 2012

New Residential and Retail Bound for Edgewood

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Commercial real estate construction news in Washington DC, Bethesda, and Arlington
A new 6-story apartment building with ground-floor retail space could be headed to 2321 4th St. NE in Edgewood on the now-empty lot owned by H Street Community Development Corporation (HSCDC). Advisory Neighborhood Commission (ANC) 5C will consider the mixed-use development during a meeting this evening.

Washington DC commercial construction and real estate news
View looking south from 4th Street

The proposed building is a joint venture between HSCDC and E&G Group. The new $37 million development will create about 160,000 s.f. of mixed-use space, designed by Bonstra | Haresign Architects and built by Maggin Construction Company.

Plans call for between 155 affordable residential units on the five floors above the first-floor podium. Ground level space is reserved for 3,000 s.f. of retail, various tenant facilities and 40 parking spaces.

Kenton Drury, the project manager from E&G Group, said residential units will vary in size with 5 studio, 85 one-bedroom, and 65 two-bedroom units.

Tenants must be at or below 60 percent of the local Area Median Income (or about $40,000 for an individual). Rent for someone at 60 percent AMI is about $1,000 for a studio.

"We see young professionals wanting to live here because it’s an up-and-coming vibrant neighborhood close to metro and close to areas of employment," Drury said. The target tenant is a young professional entering the workforce or an "empty nester" who is retired or working part-time.

Washington DC retail for lease
View looking north from 4th Street
Development plans presented at a recent community meeting netted mixed feelings from residents. While they did not seem concerned about the building itself, they did express concerns about its impact on the neighborhood. Drury said some people thought rent was not affordable enough while others thought it was too affordable for the neighborhood. And residents asked about the local economic boost it could bring.

Drury said he told local business owners interested in providing construction services to get their Certified Business Enterprise (CBE) Certification because some work will be designated for CBEs. And residents with retail or service-oriented businesses could open up shop in the retail space on site.

Whatever the final development looks like, it will be a welcomed change from the so-called "Heroin Hotel" that used to stand on the lot. HSCDC demolished the three vacant buildings that had become a hotbed of criminal activity, but the community must wait longer for construction.

After the ANC meeting tonight, the next big step will be a Board of Zoning Adjustment (BZA) meeting tentatively scheduled for June. Developers will ask for a variance on the loading dock height and parking space requirement. Drury said the only way to keep the 6-story building within the height limits is to reduce the loading dock height. And the triangular lot -- plus debris from the former buildings -- make it difficult to provide more parking spaces.

Drury said he hopes to have funding lined up this summer to move forward with working drawings and permit applications by the end of the year, and he hopes to break ground in early 2013.

Washington, D.C. real estate development news

Monday, April 16, 2012

Today in Pictures - Union Market

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Union Market - formerly known as the Capital City Market - is readying for its debut as D.C.'s newest culinary destination. Edens and developer J Street are redeveloping the historic site to create a "best-in class, year-round, indoor food market." More than 40 local vendors may set-up shop in the new Union Market, say its promoters.

Various plans were considered for the site before settling on the Edens plan. Union Market will celebrate its reopening June 3 with Sunday Supper in conjunction with the James Beard Foundation. The site has been the intended target of a much larger redevelopment project, but remedial work is now underway on the site for its conversion to a restaurant haven. Below are recent photos of the undeveloped site.
















Washington D.C. real estate development news
 

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