Goodbye, China Doll

After almost 40 years, China Doll, located in Chinatown at 627 H Street NW, has decided to exchange chow mein for cold hard cash. The Lee family, owners of the two-story restaurant, sold the building to a developer late last year, though the official acknowledgment of this sale wasn't made until the business served its final meals last week. While the Lee family is keeping the purchasing developer a secret, it appears the building will be part of a residential, retail and office project.

Level 14 Project to Break Ground This Week

The Petrovitch Auto Repair Garage has seen its last jalopy. The four-story building, long a fixture at the corner of 14^th Street and Florida Avenue, NW, is finally scheduled to be demolished this week to make way for Level 2’s new $80 million View 14 condominium project. View 14 will contain 180 condo units (starting in the mid-$200s up to $1 million), as well as a 20,000-square-foot gym and 16,000 square feet for retail, and is scheduled to be completed by summer 2008. One troublesome issue with the lot are the Comcast satellite dishes on the south corner, though Level 2 has indicated it will move the dishes and put an antenna on top of its building when completed. In addition, over $1 million needs to be spent cleaning up the motor-oil contaminated soil under the site.

Last Piece of Ballpark District Puzzle Bought

Big things come in small packages, at least if you're a major developer with dreams for the new Southeast DC Ballpark District. Last week, after a year of negotiations, Monument Realty purchased a tiny, 1,344-sqaure foot lot holding a dilapidated house for the seemingly lofty price of $1.1 million. But its value far exceeds the purchase price for Monument, as this parcel – located at the corner of N and Half Streets, SE and at the north entrance of the new ballpark location – is the last piece the developer needed for its planned 2 million square feet of office, residential and retail space. Having already spent $50 million over the past year buying up this land, not having this final lot would have spelled trouble. Monument Realty plans to start building this project next spring, and have it completed in 2009.

Petworth Project Gets Nod

A Washington DC Council committee this week gave an approval to a project in the 4100 block of Georgia Avenue by allowing closure of the alley between Georgia Ave., Kansas Ave., and Taylor St. The local ANC has already given its approval for the Neighborhood Development Corp (NDC) to construct a mixed-use rental development just north of the Petworth Metro, expected to contain 72 affordable apartments, with construction to start this Fall (artist's rendering of building is pictured). Included will be 10,500 square feet of retail and 57 underground parking spaces. The Petworth construction boom comes as nearby condo projects Park Place (completion in 2008) prepares to start sales shortly, and as Georgia Avenue readies for a new rapid transit bus running from Silver Spring to the National Archives. The novel rapid transit will operate new 40- foot buses beginning the end of September, reducing the number of stops from 54 to 14, and will be equipped with an emitter that lengthens the timing of green lights to allow the bus to pass through.

Sold Out! Now Selling, Please....

Envy the marketers that sold 100-unit condo projects almost overnight, able to walk away with quick profits...and then start over. While many condo projects sold out quickly during the boom, the changing market has led many hesitant or remorseful buyers to renege, leaving developers to remarket the property post-marketing blitz and sales centers. The Crescent in Silver Spring saw 11 of its 143 units come back on the market when buyers became wary of the condo market, and Jenkins Row on Capitol Hill saw numerous contracts rescinded as sales slowed in 2005. Often foregoing their 5% security deposit and security for upgrades, anxious buyers sometimes see breaking their contract as less costly than paying taxes and closing costs on units that may have declined in value, and in some cases have purchased in another building where better incentives justify losing $20,000 or $30,000. The Rhapsody on Florida Avenue (pictured), sold out last Summer and now fully built, is offering units that failed to close, and now has to compete with several nearby projects offering incentives and the opportunity to select builders’ options. While having a defaulting buyer is not new, several developers say the rate has risen as home buyers now have more opportunities and the market and time to shop.

DC Passes Rent Control Reform

DC Mayor Williams signed into law on Tuesday a revised rent control law, updating one of the more arcane systems of rent control in the nation. The law caps rent increases for covered properties at 2% plus CPI for occupied units and up to 5% for elderly and disabled tenants; rent increases for vacant units will be capped at 10% or to the price of a "substantially identical rental unit," not to exceed a 30% rise. The new system abolishes the complicated rent ceiling / rent ceiling adjustment factor that left many landlords and tenants unsure of the permissible rent. Councilmember Jim Graham, who sponsored the bill, estimated that the change will affect 100,000 apartments in the city. Bill 16-109, which goes into effect in 30 days, limits rent increases to once per year. View the full text of the bill.

Interest Rate Hits Five-Year High

On Thursday, the Federal Reserve raised the federal funds rate (the interest that banks charge each other) by a quarter-point to 5.25 percent, the highest level in more than five years. This rate raise, the 17th consecutive increase, was done in order to help "limit inflations pressures," according to a statement released by the Fed. Only two years ago, the fund rate stood at a 46-year low of 1 percent. Banks responded to the Fed increase by quickly raising the prime rate (to which most consumer lending is tied) to 8.25 percent, the highest since 2001. Before the Fed’s move Thursday, the average rate on a 30-year mortgage was 6.78 percent.

All Aboard! Woodbridge to See Building Boom

According to the Washington Business Journal, the Woodbridge area of Prince William County (home of Potomac Mills Mall) is about to experience a building boom in an effort to capitalize on its Virginia Railway Express (VRE) transit stop. The Hazel Land Companies, Inc., is backing the creation of Rippon Center, a high-end $200 million project next to the VRE’s Rippon Station that will feature 550 high-rise condominiums, 250,000 sf of office space, and 27,000 sf of retail, as well as a 300-space parking deck. Justifying the project, Bob Wulff, executive vice president of Hazel, told the Journal that "[t]his property is walking distance to the train station, and in an era where traffic is only getting worse, it's a terrific asset. You can get to Downtown D.C. in 35 minutes." Hazel has already developed a 734-unit community next to this land at Riverside Station. Prince William County planning officials have already approved Rippon Center's rezoning application, and if the Board of Supervisors also approves it this summer, construction would start in 2008.

Clarendon Center Project Gets Approved

Last week, the Arlington County Board gave its official approval to the Clarendon Center plan, calling it "one of the most significant site plans ever approved in Arlington." The proposed Clarendon Center will be bounded by Wilson Boulevard, North Highland Street, 11th Street North and North Garfield Street, and will contain new office space, ground-floor retail, and a residential tower. While featuring major redevelopment, the project will preserve two historic structures – The Underwood (built in 1939) and the Old Dominion buildings (1941). Specifically, next to the Underwood will be built a 97,860 square-foot, six story office building, and 15,725 square feet of new ground floor retail space. Meanwhile, the Old Dominion building will anchor two new towers – one a 244-unit, twelve-story residential tower and the other a nine-story, 84,395 square-foot office tower, plus 38,333 square feet of new ground floor retail. Both development areas will be separated by a landscaped courtyard. The developer, Saul Centers, Inc., expects to break ground late this year on Phase I (the Old Dominion site), with a completion date of early 2009. Phase II (the Underwood site) is expected to break ground in late 2008 or early 2009, with a completion date of 2010.

King Farm Condo Conversion Opens for Sale

Sales begin this weekend for the Royalton, the newest condo development at King Farm in Rockville. The townhouse community was built over the last six years at the intersection of I-270 and I-370. Located 2 blocks from the Shady Grove Metro, the condos-to-be were built in 2004 as part of the 1100-plus rental apartments within the planned neighborhood until Chicago-based developer Monaco purchased 317 of the apartments for conversion, reportedly for $112m. Each unit will be renovated as it is purchased; condos will start at $253,900.

Georgetown Waterfront Park Finally Moves Forward

With all the recent excitement over plans to redevelop the Southwest and Anacostia waterfronts, it’s been easy to forget the lack of activity surrounding the long-on-the-board plans for the Georgetown waterfront. However, this is about to change, as work is now starting on the $15 million Georgetown Waterfront Park, which is to occupy 10 acres between Washington Harbour and the Key Bridge. When completed by the end of 2007, the park will include pathways, a new promenade to integrate the shore line from Key Bridge to Washington Harbour and the Kennedy Center, gardens, a bike path connecting the Rock Creek Trail to the Capital Crescent Trail, and “environmentally sound bio-edge spaces that preserve native plants and enhance water quality” … guess we’ll see what that means in 18 months.

Build It and They Will Come...and Park

A major piece of the new Washington Nationals stadium puzzle slowly moved into place this week, as DC Mayor Anthony Williams confirmed Tuesday that plans are in development to build a mix of both above and underground parking next to the ballpark. The parking structure will be part of a stadium complex that will also contain retail stores and 660 new condominium units (140 units will be priced below market value for lower-income residents). Also expected for this development is the arrival of a 180-room boutique hotel at the corner of 1^st and N Street SE, with early word indicating it could be a local outpost of the New York-based W Hotel chain. The parking plans – which call for 900 spaces on one level below ground, and another 925 spaces spread above two new structures in the complex (which will contain the condos and retail outlets) - are the end result of negotiations between developers, the city, and new Nationals ownership. Whether this plan provides enough parking for both the opening of the stadium in April 2008 as well as for the condo dwellers and visitors to the entertainment area is now up for debate....

Monument Backs out of Condo Development

Monument Realty has announced it is cancelling its planned conversion of the 571 unit Park Center condos in Alexandria's West End. The three apartment towers, dating from the mid-1970's, were purchased by Monument for the purpose of conversion into condominiums and were undergoing renovation. No settlements have occurred on the individual condos, which a spokesman said is currently about 50% occupied by tenants. Only about 60 contracts were written on the property since sales began in June of last year. Monument will retain the property for now and rent the remaining units; purchasers are being offered their security deposits back, with interest. Monument is currently in the processing of converting the famed Watergate Hotel into 96 coops, and owns approximately 12 acres of non-contiguous land in the vicinity of the soon-to-be stadium, including 3.5 acres adjacent to the stadium on Half St. Monument is currently selling condos at the Chase, a condo conversion in downtown Bethesda, the Palatine and the Prime, both highrises in Arlington, and at Potomac Place in Southwest DC.

Former Embassy in Dupont Goes Condo at Last

Burgess Properties began sales this week of the former Taiwanese Embassy as the Duncan Condominium. The building, at the corner of 18^th & R Street in the center of Dupont Circle, was built in 1900. The development received zoning variances in February 2004 and first advertised condo sales in late 2004, but development issues slowed the project. Sales never commenced, and the building has since remained vacant and visibly deteriorated. Prices for the 9 condos will range from $780,000 for a 1 bed, 1 and a half bath condo, to $1.8m; condos are expected to be completed by this Fall.

DC Waterfront Redevelopment Sails Forward – Five Developers Contend for Project

The Washington Business Journal is reporting that on June 13, the Anacostia Waterfront Corporation (AWC) trimmed its initial list of 17 developers vying for the right to redevelop the 47-acre Southwest waterfront to just five teams. Four of the teams are led by Washington-area developers, with the last team hailing from Chicago. The teams are: EastBanc-LNR Waterfront Partners; Madison Marquette and KSI Services and Waterfront Partners; SW Waterfront LLC (headed by JBG); PN Hoffman and Struever Brothers Eccles & Rouse; and the John Buck Co. of Chicago. The five teams were selected for their experience with public/private large-scale, mixed-use projects. The AWC expects to select a final team by the end of this summer to fulfill its dream of a gleaming new $500 million waterfront full of "maritime-themed" housing and retail. Considering how the Southwest waterfront is now blocked by rows of big-boxed restaurants of middling quality, the AWC plan is a welcome development that will embrace DC’s impressive waterfront.

Where Have All The Good Bars Gone?

Those of us of a certain vintage (let’s stick with “old enough to know better”) can recall spending hazy nights at such bygone watering holes such as the old Crow Bar and 15 minute club downtown off eerily quiet K Street, or the Insect Club and dc space in once-desolate Penn Quarter – spaces now sporting sleek new office buildings or a Starbucks. Well, the next generation may soon be boring its young-‘uns with tales of long-forgotten bars such as Carpool and Dr. Dremo’s where new condos now stand, if current development plans come to fruition.

First on the block is Carpool, on Fairfax Drive in Arlington. Donohoe Development plans on replacing the billiards and beer hall with a 232,500 sf mixed-use development of 188 condominiums and retail outlets, with completion sometime in 2008. This isn’t your typical “small guy driven out by developers” story, though - Carpool actually owned its building, and sold the land to Donohue with new projects and locations in mind.

As for Dr. Dremo’s (like Carpool, a former auto showroom), the stretch of prime Wilson Boulevard real estate it resides on is slated to become a mixed-use development called 2000 Wilson, with 174 condo units and retail. If the settlement on the property goes through, the developer, Elm Street Development, hopes to begin work later this year.

More Changes Coming to H Street

Previous reports on the redevelopment of H Street NE have usually focused on the western Union Station side (The Senate Square / Landmark Lofts condo project at 3^rd and H Street) and the eastern end (Joe Englert's entertainment district and the Atlas Theater), but never the sandwiched middle portion of the block. This will soon, change, as the Washington Business Journal is reporting that Washington Real Estate Partners is planning on turning the 600 block of H Street into a 312,000-square-foot residential, retail and office project valued at nearly $150 million. According to documents filed with the DC Board of Zoning Adjustments, Washington Real Estate Partners is hoping to develop an existing 200,000 SF office building into 234 residential units, with 500 parking spaces and ground-floor retail, with the resulting building being nine stories in some parts (which is sure to stir up those hoping to keep the smaller scale of H Street intact).

The Condo Gods Giveth, and Taketh Away

It might be tempting to analyze recent developments in the Rosslyn/Arlington condo market and make broad pronouncements on "The State Of The Market," but we’ll leave such baseless articles to the Washington Post. We’ll just go with, "You win some, you lose some." Early this week, a planned grand opening for 1325 Pierce was canceled by the Dittmar Company, and instead the company has decided to move forward with the building now being apartment rentals. Originally, these 19 units, which feature 2 or 3 bedrooms and balconies, were to start selling in the $600s, but they are now being listed for rent starting from $2350/month. When contacted, a Dittmar representative confirmed the "reverse conversion" to rentals, asserting it was done to take advantage of the "strong rental market for 2 and 3 bedroom units." However, all is not lost, as just around the corner from 1325 Pierce near Ft. Myer is a new upscale condo project named Scene Cityhomes by Centex Homes. These units are expected to include secured parking, gas fireplaces, walk out balconies, stainless steel appliances, etc. - not to mention interior "translucent walls" for those always wishing they had x-ray vision. Units will range in size from 900 sf to 2900 sf, and prices are expected to start from the mid-$400's for 1BR/BA to $1million for the penthouse 2BR/2.5BA. Delivery will be in 2008.

Arlington Virginia commercial property news

DC’s Downtown Parking Lots Disappear

So much for easy parking downtown. For those who prefer surface parking over the subterranean alternative, downtown DC just got more difficult as the last of the surface parking lots is developed into office space. The latest lot to go was at E St. between 8th and 9th Streets, adjacent to the Hotel Monaco. In its place will rise a joint venture by Boston Properties and KEG 1 Associates to produce a Class A office building with three levels of parking, two roof top decks, a fitness center and 325,000 sf of rentable office space. Construction commenced in April, with occupancy planned for October 1, 2007, on which date DLA Piper Rudnick is scheduled to become the first occupant. According to Boston Properties, 271,000 sf of office is already spoken for, and The Washington Stage Guild has leased 11,000 of the 16,000 sf of retail space. Downtown DC office space has some of the highest occupancy rates in the country, with many buildings currently above 95 percent occupancy.

DC Housing Prices Still Rising

According to the Office of Federal Housing Enterprise Oversight's quarterly report on national home price index, released June 1, housing prices in the District of Columbia have risen almost 21 percent in the last year, making DC the fifth fastest-growing market for housing appreciation. Maryland and Virginia are not far behind, with Maryland having a 20.47 percent increase and Virginia an 18.12 percent increase over the same period. Overall, home prices have more than doubled in DC and Maryland in the last five years. However, this growth may be slowing a bit. OFHEO Acting Director James Lockhart told the Washington Business Journal that while "[t]hese data show average housing prices still growing stronger than some may have expected, they do indicate, however, that price growth is moderating in some parts of the country, particularly in areas where prices have been rising the most." In fact, the District’s price gains have slowed somewhat, from a fourth-quarter increase of 6.2 percent to 1.5 percent in the first quarter of this year. Read the OFHEO Report at http://www.ofheo.gov/media/pdf/1q06hpi.pdf