Zoning Moves to Extend Comments on Capitol Place

As a result of testimony from Stanton Park Neighborhood Association (SPNA) and Advisory Neighborhood Commission 6C and 6A in an October 1 hearing, the DC Zoning Commission moved to keep the record open for input on the Capitol Place Project, a proposed residential project on H Street's 200 block. The commission decided to keep the record open in an attempt to allow comments from the community at large to be documented before the board.

The SPNA has been reviewing the project in an effort to resolve community agitation over the density of the development straddling both the row house neighborhood on 3rd Street and the commercial H street corridor. The project, which has been conservatively valued at over $150 million by sources close to the development process, has endured two and a half years of review, suffering major architectural critiquing from neighborhood and community organizations. Designers for the Capitol Place are encircled by three distinct architectural contexts: the row house architecture adjacent to the proposed structure on G and 3^rd streets, the modernist Kevin Roche-design of the SEC building on the opposite side of the road and the stonework motif used in the creation of Senate Square on H Street. The Capitol Place project team is being encouraged to incorporate all three milieux into the design of the 390,000 - s.f. edifice by the local ANC; a daunting task that Zoning is still evaluating.

The dilemma surrounding the proposal has progressed into an unprecedented zoning quandary. The square on which Capitol Place construction is to take place is comprised of four separate zones: “R-4, which is a zone for attached residences or row houses, C-2-A and C-2-B where some commercial uses are permitted and building height restraints and construction density are limited and C-3-C with much larger height and density restrictions,” explained Drew Ronneberg, the Chair of Economic Development and Zoning Committee for ANC-6A. This is the only instance Ronneberg or the Zoning Commission could recall where R-4 and C-3-C zones were in effect on the same square.

Zoning for the Capitol Place building allows the project team to build up to 110 ft. in the most northwestern corner of the square, and permits a high density of construction to take place within those 10 stories. The zoning commission, however, has required the plan to incorporate a gradual decrease in height along H street, diminishing the structure to just 55 ft. at the easternmost point. The G street façade is proposed to shrink down to a stature of just 45ft in order to avoid dwarfing the flanking row houses. The zoning contrast is quite drastic, “It’s the only place in the city where zones for two to three story row houses, are sharing the same square that permits a 10 – 12 story building,” added Mr. Ronneberg, “They’ve done as good a job as you can to put a 389,000 s. ft. building on that lot.” Many sources close to the process think the two zones are incompatible, thus it is the zoning commission's movement to allow further community input; the record is now scheduled to close on October 22.

St. Martin's Housing Project to Break Ground in February

After an onerous battle between residents of Eckington and the parish of St. Martins Church, plans are being finalized for groundbreaking on the new 178-unit workforce housing development on 116 T Street, NE, projected for completion in the first quarter of 2010. The apartment complex, totaling 241,000 s.f., is being designed as a Class A apartment building. It will hold 50 junior one bedroom units reserved as public housing for residents earning 30% of the Area Median Income with the remaining 128 units being comprised mostly of two bedroom apartments, available to residents who earn 60% of the Area Median Income. The project should break ground in February of 2008.

Upon completion, the project will serve as “the largest affordable housing project in DC,” said Reverend Michael Kelley, the pastor and leader of the project. “The bad news is that no one else is doing this type of thing,” he added. The reason for a lack of affordable housing developments in the District might be due to the clamor that these types of undertakings tend to cause within the community. St. Martins serves as the perfect example: when some of the neighboring residents discovered what was being constructed on the corner of Summit and T streets, a massive amount of lawyering commenced; they found a way to get an old convent, which would have been destroyed to build the apartment complex, classified a “Historic Building” with the Historical Preservation Society, effectively halting the development process. According to Reverend Kelley, some of the neighbors had a problem with “greed, race and class.”

Most of those community problems have been assuaged thanks to some tricky engineering and cunning design strategies by project architect Grimm & Parker and development manager NorthStar Consultants, who found a way to include the now historic convent (pictured) into the project by moving the massive structure 80 feet eastward. The move will be so astounding that U.K. based documentary program Mega Movers contacted Reverend Kelley to film the convent’s relocation. If the development schedule for the project can coalesce with Mega Movers’ production schedule, St. Martins could appear on the History Channel’s new season of the hit show.

The $41 million project will take the convent, which once served as a housing complex for nuns who taught at the St. Martin’s grade school, and merge it into the design of the apartment building. In 1990, the age-old convent was leased to DC-based Catholic Charities for use as a recovery location for drug-addicted mothers. Then in 2001, Catholic Charities began using the space as subsidized housing for recovering homeless men who needed supportive services and were unable to afford rent at market price. Now, Catholic Charities and St. Martin’s parish have decided that the building, which appears increasingly dilapidated with each passing day, the parking lot and the rest of the property would bode well as affordable housing for struggling adults. According to Reverend Kelley, it fits with the church’s mission – public outreach and social stewardship. Reverend Kelley added, “This speaks volumes about how the Catholic Church is putting Gospel beliefs into practice, or how we say here, taking our faith to the street.”

DC May Get its First Green Hotel in West End

DC-based Perseus Realty, LLC has announced further details about the hotel it is building with partner Starwood Capital Corp., collaborating to build DC's first LEED-certified hotel, a 180-room hotel in at the corner of 22nd and M Streets (pictured above) in the city's West End neighborhood, as we reported in June, and the pair has now stated that the building will be a 5-star hotel and released renderings.

Connecticut-based Starwood recently began its new "1" chain of hotels with the groundbreaking in June of its first development in Seattle. The DC site will be the third hotel in the chain, following New York and Seattle, and the first hotel project for Perseus, but unlike its sister hotel in Seattle will have no retail or condominium element. In addition to seeking LEED certification through the U.S. Green Buiding Council (USGBC), Perseus intends to make this only the 2nd five-star hotel in the city after the Mandarin Oriential and the first in Northwest. This "will be the first luxury, eco-friendly hotel chain in the country, " said Gabrielle Kornely, Director of Marketing for Perseus, adding that one percent of profits will be donated to local environmental organizations.

Perseus expects to break ground in mid 2008 on the land it purchased from the Nigerian government, where the now-vacant Nigerian Embassy still stands, for which it reportedly paid $15.5m. While the developers have not yet opened any of the hotels - Seattle will be the first in early 2009 - and the DC site will not contain any independent retail, Kornely says the chain will provide appropriately luxurious services, including a "high end restaurant" and bar, and will be managed by Starwood when it opens in 2010. Construction is being coordinated by the architectural team of Leo Daly and Miami-based Oppenheim Architecture and Design.

Perseus Realty was formed in 2003, and broke off in 2004 into 4 real estate groups, each retaining the name Perseus in order to confuse real estate bloggers, but Kornely says the other Perseus entities are capital investment teams that do not develop on their own. Perseus (you know which one) is also in development of the YMCA property at 1235 W Street, NW, on which it will break ground next year. The YMCA include local retail, incorporating the historic row houses that front 13th St. The building housing the current Y will go away, but its facilities will be replaced and co-located with the retail. Perseus is also under construction on the Argent, a 96-unit condo in Silver Spring which broke ground this summer.

Alexandria Gives Thumbs Up To New Park

The Alexandria Planning Commission yesterday recommended approval of the master plan for a 13.7-acre bio-friendly park, creating two 86,000 s.f. athletic fields and public facilities between Duke Street and Eisenhower Avenue. The entire $62 million cost is being footed by the federal government to compensate Alexandria for the problems associated with redevelopment of the Woodrow Wilson bridge and 7 ½ of miles of beltway. The final plan will be presented at a public hearing by the City Council on October 13th at 9:30 AM.

The Witter Property at 2600 Business Center Drive will accommodate the two athletic fields, one multi-use baseball field, 141 surface parking spaces and a multitude of pedestrian amenities. The master plan calls for three unique solar powered structures: two open air pavilions and public restroom facilities, totaling over 1,800 s.f. Although the structures are far too small to qualify for LEED certification, the nationally recognized benchmark for “green” buildings, the entire facility has been designed to be proactively bio-friendly. The three buildings will house solar panels or photovoltaic roofing shingles in conjunction with an efficient use of natural and low-voltage light to reduce electricity consumption. The plans include bioretention systems throughout the facility to collect and reduce rainwater runoff coupled with dense rain gardens on the southern edge of the property to help absorb and filter the water, a “natural” way to continually recharge the soil in the park with clean, recycled water.

The property was purchased in 2006 by the City of Alexandria for $12 million, but reimbursement of the acquisition price and construction of the facility are being provided by the Federal Highway Administration (FHWA) in a mitigation effort involving the Woodrow Wilson Bridge Project. The FHWA began work on the Wilson Bridge traversing the Potomac River and connecting Maryland and Virginia via the beltway, in 1999, finishing earlier this year. Along with the replacement of the existing bridge, the plan called for upgrades to four interchanges along the corridor, with the underlying theory being that the rampant traffic issues that plague the area would be alleviated upon the project’s completion.

The entire Wilson Bridge Project, which has cost an estimated $2.5 billion to date, has caused “collateral” effects including noise pollution caused by the construction and additional traffic congestion along the corridor. The new corridor cut into the green pastures of Jones Point Park and led federal archaeologists to research and excavate the neighboring lots two blocks west of the entrance to the park where a lost cemetery was thought to have stood, in an attempt to preserve any archaeologically significant material. Development on the site dates back to the 18th century, when it was divided into separate parcels of farmland and a lone family cemetery. The Fruit Growers Express Company (FGEC) purchased it in 1926, using the land for the maintenance of railroad refrigeration cars. In 1989, CSX Transportation purchased FGEC and took ownership of the site, converting it and its existing structures for industrial use. Excavation of the site uncovered Freedman’s Cemetery, home to more than 1800 graves of freed slaves from the Civil War era. Dr. Pamela Cressey, an archaeologist for the City of Alexandria for over 30 years, thinks that this type of archaeology will become more prevalent prior to construction. “In the DC metro area and slightly beyond, we now have County Archaeologists that are operating as managers. As a result, more and more developers are doing archaeological surveys in all jurisdictions as a part of their county’s codes, practices and policies.”

The FHWA promised recompense in the form of a new recreation facility for the community and a memorial park for the freed slaves. Initially priced over $62 million, the new facility was intended to be built to the east as a massive deck above South Washington Street, serving as a screen where the local roadway crosses above the inner and outer loops of the beltway. Because of technical problems encountered in designing the massive urban recreation deck, the city scrapped the initial plans and divided the project into two developments: a smaller recreation deck screening the beltway, and a new recreation facility – the inevitable fate of the Witter Property if all goes well on October 13.

A. Morton Thomas Associates Inc., based out of Rockville, Maryland is the design engineer and sports consultant for the project, and. has provided their expertise on a number of large projects in the DC Metro area including the Atlee/Elmont Interchange in Ashburn, the Pentagon Renovation Program and the Watts Branch Watershed Restoration Study in Montgomery County.

Eastbanc To Start From Scratch On West End Project

In a public hearing yesterday, the DC Council unanimously passed a motion to reconsider the sale of property on the West End to Eastbanc Inc. The Council then passed a second motion proposed by Councilmember Jack Evans to table the property disposition, which effectively ended discussions on the deal. “The die is cast,” Councilmember Carol Schwartz stated, in stolid reference to the fate of a development process which has caused uproar for some concerned residents of the West End.

Had the deal gone through, Eastbanc Inc. would have constructed a new library, fire station and police station on the public land while redeveloping the adjacent Tiverton apartment building. The Council had initially resolved to approve the development plans "in the belief that [the Council] was protecting the rights of the Tiverton tenants," said Evans, but in the end the entire council agreed that the West End community did not have ample opportunity for public input.

Akridge Acquires Stadium Bus Site

DC-based Akridge Development has agreed to purchase a WMATA-owned bus garage and employee parking lot one block from the planned Washington Nationals baseball stadium in southeast D.C. The transit agency’s Board agreed yesterday to sell the 2.2-acre parcel containing a bus depot and employee parking lot to the John Akridge Development Company for more than $69 million.

Metro listed the M Street property for sale over the summer with the asking price of at least $60 million, receiving three bids by the end of August. The Akridge bid was the most advantageous in terms of price and leaseback rental, Metro managers said. WMATA said that revenue from the sale will help fund the construction of a new garage and proposed police training facility, the latter of which is expected to be built at D.C. Village in southwest DC, with construction set to begin within the next three years. Metro plans to vacate the current property by late winter, employees and buses will temporarily move to other Metro bus garages in the region.

The two parcels at 17 M Street, SW are just one block from the new Washington Nationals ballpark and adjacent to the Navy Yard Metro station. The parcels are 69,607 and 27,558 square feet and are separated by Van Street. The 71-year old bus parking facility has housed 114 buses for the agency.

DC Council to Halt West End Development Process

This week, several DC Council members pledged to rescind a resolution passed earlier this summer which would have granted the rights to purchase three separate parcels of land in DC’s West End to DC-based Eastbanc Inc. at market rate. The Council had passed the emergency measure in July, granting Eastbanc the right to develop the properties in exchange for its commitment to rebuild the fire station, library and the Tiverton apartment building. Eastbanc would have purchased the properties for the appraised value of the "highest and best use" of the land, less any improvements and services that the Council required as a condition of the transfer. 

Under the terms first passed by the Council, Eastbanc would have been required to build a new fire station and library to the specifications of the city, and provide an affordable housing component in what is probably the highest priced neighborhood in the city, on average. The Council also bestowed an interest in the project to a minority developer by requiring Eastbanc to grant 35% of the contract value to a "disadvantaged" local firm, naming several such firms in case Eastbanc's rolodex was short on minority business owners.

The DC Library Renaissance Project, an interest group formed by Ralph Nader with the goal of maintaining the public interest in the District’s libraries, held a rally opposing the resolution. Members of the Library Renaissance Project communicated with both Eastbanc and the tenants of the Tiverton in an attempt to head off the resolution. Robin Diener, director of the DC Library Renaissance Project, commented on the tenants' position: “The residents of the Tiverton had entered into a contract to negotiate exclusively with Eastbanc, and the negotiations later broke down and were legally severed. According to the tenants I spoke with, the terms of the contracts offered by Eastbanc for the purchase of the building were not as promised. A non-negotiable requirement of the tenants was that they support the terms of the Planned Unit Development unconditionally for the ultimate development of Lot 37 by Eastbanc.”

The disposition of the 24^th and L Street property went to council on July 10^th 2007, where Council members voted on whether to approve Eastbanc’s acquisition of the public property. Councilmember Carol Schwartz, chairperson for the Committee on Workforce Development, halted the process, claiming in a letter to the general public that she “wanted citizens to have at least some opportunity to delve into the particulars of the proposed disposition.” She, together with Councilmember Kwame Brown, scheduled an emergency public meeting on July 3^rd after which she voted to approve the Mayor’s legislation in a rushed effort to protect the tenants of Tiverton.

In her statement to the public, Councilmember Schwartz stated, “now that the Tiverton tenants are pursuing other options that should protect them, there is in my mind no longer an emergency.”

Eastbanc has revitalized several neighborhoods in the District. Their past projects include a majority of the development around the West End and Georgetown, including both Ritz Carlton residences, 3303 Water Street and Cady’s Alley. Eastbanc is currently building 22 West, an 95-unit condominium fetching anywhere from $800 to $1000 per square foot, one of the highest selling properties in the DC area.

Montgomery County Median New Home Prices hit $1.1 Million

The Montgomery County Planning Department released a housing study today concluding that the median price for a new single-family detached home in Montgomery County crested $1.1 million in the first quarter of 2007. In a finding the department called "startling", the report determined that prices in the county for existing single-family homes and new townhouses decreased slightly to just above $500,000, but that new detached homes jumped from just $860,000 last year to $1.133m this year, and that average prices for all types of housing increased 8 percent in the first quarter while prices were flat, it said, for the rest of the Washington, D.C. area as a whole.

Researchers say that developers appear to be responding to current trends in the housing market by focusing on building high-end houses, demand for which remains strong, rather than adapting to more price-sensitive markets.

Although county law already requires residential developers to sell 12.5 percent of their new units as "moderately priced", as well as add "workforce housing" for any development of 35 or more new housing units near Metro Stations, the Planning Board was cognizant of the din this will raise among the public, and was quick to add that it "and other officials are working to provide affordable housing options...the Planning Board has placed even greater emphasis on the importance of affordable housing opportunities in the county, initiating a new housing study that will become a new element of the county’s General Plan."

The Board also announced, coincidentally, that late this month it would send new recommendations to the County Council suggesting the Council require developers to pay even higher impact fees to offset the costs of infrastructure, including roads and schools, required by brand-new homes. The new fees would equal approximately $31,000 in impact taxes levied upon the developer of most new homes, according to the Board.

DC Announces New Convention Center Hotel

Washington DC Mayor Adrian Fenty announced today that the District has signed an agreement with Marriott International to build a new hotel at 9th and L Streets, on the west side of the new convention center. Marriott had been planning on as many as 1400 units at the site, and has been expected to begin the project since at least early this year, but will now scale the project back a notch, building approximately 1140 rooms and not begin construction for at least a year. The hotel is expected to open in 2011.

The two-acre site, combined from 2 parcels separately operated by the Washington Convention Center Authority (WCCA) and Kingdon Gould III, is currently mostly vacant and is being used as a parking lot. Gould's portion of the site is being traded for a portion of the old Convention Center site that the District now controls. Gould was not part of the agreement today, but has agreed in principal to terms of the transfer. Marriott has agreed to begin the planning process immediately, incorporating the land south of L Street and north of Massachusetts Avenue, along 9th Street. Sean Madigan of DC's Office of Planning says the site plan will no longer include the parcels north of L Street, which Marriott previously acquired in expectation of building into the final designs, but will likely incorporate the historic office building at the southeastern corner of the lot into the hotel. The utility building at the northeastern corner of the block will remain. Madigan said the transaction has been signed and will be executed "shortly", but would not speculate on a timeframe.

The entire transaction is valued at about $540m, of which $134m will be contributed by the DC government through Tax Increment Financing (TIF) in the form of bonds issued by the WCCA and repaid by taxes generated through the hotel. The city will lease the site to Marriott for 99 years, on which Marriott will build and operate the hotel.

Furthering DC's new legislation for the construction of 'green' buildings, Marriott has agreed to meet the District's standards with a building that will be LEED certified, meeting the U.S. Green Building Council's "Silver" standard. The hotel will include 100,000 s.f. of meeting space and at least 400 new parking spaces, but it is unclear if retail will be included in the new design.

NDC Breaks Ground on Georgia Avenue

Neighborhood Development Company (NDC) broke ground last week on one of the numerous projects along Georgia Avenue that are expected to revitalize the flagging area in conjunction with the District's redevelopment plans, approved by the DC Council in July 2006, to introduce development and improve public and private services. The Residences at Georgia Avenue, just north of the Petworth Metro station at Taylor and Georgia, is designed as a seven-story structure with 72 small, affordable rental apartments. The city is providing subsidies to enable NDC to reserve apartments for tenants at or below 60% of the AMI. The ground floor will be dedicated to retail, with a recently announced Yes! Organic Market as the sole tenant.

The project was designed by Weinseck Architects and will be built by Hamel Construction, providing 57 underground parking spaces when complete, likely in early 2009, at which point it should have good competition from numerous other new residential developments, including Donatelli Development's 148-unit Park Place at the Petworth Metro, a 57-unit condominium at the corner of Upshur, a 110-unit apartment building at 3910 Georgia Avenue by Jair Lynch (not yet under construction), and the Renaissance, a 105-unit condominium by Lakritz Adler, though NDC head Adrian Washington pointed out that this will be the first residential project on Georgia to complete. NDC recently completed the Lofts at Brightwood, and is a development partner on the CityVista project. The ceremonial groundbreaking took place in July.

Montgomery Mall Expansion May be Approved Today

The Montgomery County Planning Board at its meeting today issued a tentative approval to a revised expansion plan for Westfield Montgomery, better known as Montgomery Mall, a nearly 4 decade-old mall at Democracy Blvd. and Westlake Drive along I -270 just outside the beltway. The plan could include new retail, restaurants and parking structures along the entry streets to the mall. The Board has recessed temporarily, and plans to take a formal vote tonight to decide the matter.

The 60-acre project will expand to enlarge Macy's, relocate the Sears, and add a promenade with freestanding retail. The Board had been working over the past several days with a citizen's group to improve pedestrian access, and add a bike lane, shade trees, and a raised median strip. The the Planning Board originally approved the plan in 2005 to include 308,000 square feet of new retail, the new proposal includes approximately 60,000 feet of additional retail, including 25,000 square feet recently acquired from an existing strip mall.

UPDATE: The project was voted on and approved by the Board.

North Bethesda Square's First Building Tops Out

The nearly $900m North Bethesda Town Center project saw its first building topped out this week as the Wentworth House, an 18-story, 312-unit apartment building, reached its full height last week. The apartment building will house a swimming pool deck above the 18-story-wing and a “sunset” terrace above the 15-story wing, green roof, and 65,000 s.f. Harris Teeter for the "Whole Foods effect" on the neighborhood. Construction on the building began in June 2006, completion on both the supermarket and apartment is scheduled for July of next year.

LCOR, a large east coast development team headquartered in Pennsylvania, was chosen by WMATA as the master developer for the 32-acre North Bethesda Town Center Project, developing a master plan that includes approximately 930,000 s.f. of office space, 1,275 residential units, a 320-room full-service hotel, and 202,000 square feet of retail space at the White Flint Metro station. LCOR anticipates this project will generate 5,400 new jobs and almost 6,500 additional daily Metro trips, citing it as "the largest joint development project ever approved by WMATA." The project received a "Smart Growth" award from the D.C. chapter of the Urban Land Institute and The Smart Growth Alliance.

The Wentworth House was designed by Dorsky Hodgson Parrish Yue Architects (DHPY), with offices in DC, Cleveland and Fort Lauderdale. DHPY is also designing the Midtown Bethesda North condo project by Kettler.

Downtown Bethesda Condominium Pair Gets First Stamp of Approval

The Montgomery County Planning Board staff has issued its report recommending approval of a site plan to jointly develop a pair of parking lots in downtown Bethesda into mixed-use, multi-family condominiums with as many as 250 residential units in LEED certified buildings, construction of which will require a closing and realignment of Woodmont Avenue south of Bethesda Avenue. Lot 31, now sporting a metered parking lot at the crossroads of Bethesda and Woodmont Avenues - on the west side - and Lot 31A, across Woodmont Avenue to the east, are now on track for development as the southern gateway to Bethesda (depicted above, looking south), a predominantly glass and brick duo with a combined 250 units (up to 146 in the west building and 97 in the east), 40,000 s.f. of retail space and as many as 1480 underground parking spaces. Both the 3-acre and the one-third acre lots are currently owned by the county, and will be jointly developed between the county and the development team, itself a joint venture between DC-based PN Hoffman and Stonebridge Development. The County will require 12.5% of the units built as MPDUs (moderately priced dwelling units) and an additional 35 as workforce housing. The conditional approval by the Planning Board will require conformity to a list of preconditions, including traffic, structural, public space, affordable housing, and bike trail accommodations, limiting the building height to 90 feet to the east of Woodmont, though stepping down to 65 feet at street level, considerably shorter than the 143-foot Seasons apartment building to the immediate east, and to a maximum of 54 feet to the west of Woodmont. Retail will accommodate outdoor seating, extending Bethesda Row to the south, and significant concessions will be made for the Capitol Crescent Trail, including additional bike racks and a "drop-off" point on Woodmont where bikers can unload from vehicles onto a new branch of the trail on the south side of the west building, providing an additional access point to the bike trail from Woodmont, which will be shifted to the west to line up Woodmont more directly where it crosses Bethesda Avenue. PNH and Stonebridge most recently jointly developed Chase Point Condominiums in Chevy Chase DC. The staff report is not final, but signals a likelihood the full Board will approve the project. A hearing on the issue will be held September 20th. 

Bethesda Maryland real estate development news

In Noma's Shadow, Eckington Mushrooms

As the next great construction site in the District, NoMa has attracted justifiable media attention as well as some of the heaviest-hitting real estate development teams in the area, Akridge, Douglas Development, Trammell Crow, MRP and the Wilkes Company, vying for the ability to write upon the blank slate of its startlingly empty surface. Admittedly not likely to be on any tourist agenda or history tour, the newly invented moniker still offers commercial developers an attractiveness that seems hard to have missed in the past - a downtown development site with major bisecting traffic arteries, a pair of Metro stations and a train terminus within walking distance of Congress.

Attracting decidedly less media attention, Eckington, its immediate neighbor to the north, has nonetheless been discovered by local developers not quite ready for an Akridge-sized purchase of air rights over railroad yards, but who view the more than 10 million square feet of commercial space being built on its southern edge as an invitation to develop the residential market. 

Bounded by North Capitol to the west, New York Avenue to the south, Rhode Island Avenue to the north and, of course, the proverbial railroad tracks, Eckington appears to sit on the right side of those tracks judging from development teams that have been quietly converting forlorn apartments into condominiums and vacant lots into loft-like housing for the inevitable office workers that will soon pour into NoMa. Zoned largely for residential and bounded north and south by Metrorail stations, the neighborhood has been populated by rows of single family homes, many of which still belatedly sport the once ubiquitous metal awnings, and small, forgotten apartment buildings, providing affordable alternatives to out-of-the-ground construction.

The area's conversion process began auspiciously when a joint venture between CSX and Fairfield Residential announced plans to build 650 condominium units, but braked in early 2007 as the condo market slowed as construction costs were rising. But by then other developers had used the momentum to build and sell condos like the Jordan (314 V St.), Eckington Heights (330 Rhode Island Ave.), and Basilica Lofts (1900 4th St.), adapting former apartment buildings and abandoned storefronts into modern homes even before the first ceremonial groundbreaking in NoMa.

With NoMa construction now underway, the pace of development in Eckington has now quickened, with new, modern projects now dotting the Eckington map, including Century Court at 14 S Street (14 units), The Indigo at 1901 Lincoln Road (30 units), Todd Place Condos at 302-310 Todd Place (12 units), Eckington Station at 1927 3rd St. (7 units), Capitol Overlook at 221 R Street (12 units), and the Winthrop at 1956 3rd Street (5 units); other buildings beginning construction include 219 T Street, 1921 2nd St., as well as a pair of buildings on 4th Street at V and U and several vacant lots, now under contract by developers. While the scale of development does not match that to the south due to height restrictions and its residential nature, real estate developments here seem more concentrated than any other existing neighborhood. 

"Eckington is is one of the rare neighborhoods in DC next to massive commercial development that has not yet matured, so the potential upside for buyers is tremendous", says Dan Lindsay, whose development team, Lindsay Development & Hillsborough Investments, recently completed a project on Capitol Hill and is now completing the full renovation of Todd Place. Most of the new projects have sold from $340 to $400 per square foot, a price that is difficult to match on the other side of North Capitol Street or anywhere closer to nearby Capitol Hill.

Washington D.C. retail and real estate updates

ICON Condos to Break Ground Again?

When we last visited the ICON Condominiums in July of last year, Dawn Limited Partnership had just celebrated the "groundbreaking" of its $70 million mixed-use development project in Prince George’s county near the Addison Road Metro, and we (and others) dutifully reported its imminent arrival. County exec Jack Johnson was effusive about the smart-growth development and its local benefits. Sales began shortly thereafter, and the development was said to be expecting occupancy in mid 2008. More than a year after the ceremonial start, however, the project has yet to see any activity, but the sales office now reports that actual construction may begin by next month, with completion now more likely in early 2009.

Plans for the project include "luxury" condominiums, retail and restaurant space. The site is part of Prince George’s County Addison Road Metro Town Center Development Plan (PGCARMTCDP for short, sort of). The ICON will be located at the intersection of Addison Road and Central Avenue, at the Addison Road Metro Station. The 8-story project will offer 400,000 square feet of residential, retail and commercial property, including 170 "luxury" condominium units, 25,000 square feet of commercial space, fitness center, business and media centers, a recreation lounge, and a roof-top swimming pool and picnic areas, and previous ads have boasted views of the Washington Monument - several miles to its West.

JPI Adds to its Stadium Collection

Developer JPI has added to its holdings near the new stadium with the purchase of one acre of land between K, I, and Half Streets, the latter being the major pedestrian entrance to the future ballpark. JPI, a nationwide developer of apartment buildings and, to a lesser extent, condos, says it intends to build the Jefferson at the Ballpark, a mixed-use project with ground floor retail and 416 units. The site is currently occupied by a Wendy's restaurant, groundbreaking is likely to take place next summer.

JPI already owns 901 New Jersey Avenue, one block away, on which it is currently constructing a 240-unit mixed-use apartment building, to be completed late next year; JPI has also begun construction on 70 and 100 I Street, SE (448 and 246 apartment units, respectively), designed by WDG Architecture.

Kettler Ends Midtown Springfield Project

In a letter sent to the Fairfax County Department of Planning and Zoning, McLean-based Kettler Services, Inc. withdrew their requested rezoning for their 9-acre, $500 million Midtown Springfield project which would have included 800 residential units, 100,000 s.f. retail, 40,000 s.f. office space, and a hotel. The company had previously requested a deferral of the rezoning to gain time to work with the community and County and, according to the July 27th letter sent by the developer’s attorney, Gregory Riegle of McGuire Woods, LLP, to “respond to, among other things, unanticipated and unprecedented changes in construction costs.”

The letter also said, “Rather than pursuing a diluted plan that does not respect community expectations, there is no practical alternative than to withdraw the rezoning.”

Cassie Cataline, Vice President of Marketing and Communication for Kettler, said the company is taking the “wait and see” approach. She said the project’s future depends on the improvement of the real estate market, therefore, no alternative plans have been announced.

Old Town Loft Gets Virginia's First "Green" Ranking

The United State Green Building Council (USGBC) today awarded Developer William Cromley its first LEED- certification for a condominium in the state of Virginia. Cromley Lofts was awarded "Gold" Status by the industry’s governing body for its sustainable design, the first building in Alexandria to be certified as ‘green’ and the first such condominium anywhere in the state. Cromley Lofts is a new eight-unit condominium, an adaptive re-use of a century-old warehouse in the center of Old Town Alexandria.

As we reported last Spring, the Lofts were Designed and built by William Cromley, retaining most of their historic structure and original features that make them worthy of the "loft" moniker, in an era where the term is thrown around loosely, and include warehouse-sized windows and original curved wooden support beams. Cromley supplemented the project with historic, if not original, construction material, including wood floors fashioned from centuries-old heart pine culled from the aged timbers of a dismantled Georgian textile mill, making the floors possibly older than the city in which they sit. In sync with loft style of New York, Cromley Lofts adds modern features to accentuate the architecture and history, with all-glass tiled showers, double stainless ovens in the kitchens and bamboo cabinets. The sales Grand Opening will take place in September.

LEED (Leadership in Energy and Environmental Design) Certification is a third party verification process created by the USGBC in 2000 to promote the cause of green building. Green features taken into account at Cromley Lofts include proximity to Metro, vegetated green roof to reduce ambient air temperature and runoff, water-sparing plumbing fixtures, highly efficient heating and cooling mechanisms, non-CFC based refrigerants, use of salvaged, reused or rapidly renewable building materials, use of low VOC materials, built-in bike storage, interior design to maximize natural light, and double the required insulation, to name just a few. Says Cromley, "Green design is dynamic and beautiful, it isn't tie-dye and yurts anymore." The "Gold" level awarded is the 2nd highest designation, which run, in order, certified, silver, gold and platinum.

William Cromley has an architectural legacy in the neighborhood's homes, many of which he designed and built to work within the historic framework of Old Town's architectural heritage, an accomplishment that moved Alexandria to name an Old Town street in his honor. Sales and marketing by DCRE.

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Senate Square Closes Sales Office, Temporarily

After months on the gossip wagon (whatever that even is), the Towers at Senate Square will be closing its offices - at least temporarily. According to the sales office, Broadway's ambitious development - 432 condominiums in two 12-story towers - has paused with the closing of the sales office, effective today. New York-based Broadway began selling the units in September of 2005, and had reportedly sold about 150 market rate units before making the decision to take them off the shelf to evaluate "refinancing" of the project. Sales had been "temporarily halted" weeks ago when the developer paused sales in order to 'adjust its pricing'; upward, they have been saying, but kept the sales office open, now the sales office will remain closed until September 24, according to the sales staff. Broadway had been accepting but not ratifying contracts in the interim, leading to speculation that the project would change in scope. The pair of buildings are expected to complete in November.

The Towers, located adjacent to the Amtrak line on H Street, has been offering no shortage of amenities, including an 80' rooftop lap pool, green roofs, running track, and concierge, all within a gated community. Broadway has been one of the few residential pioneers on the booming corridor, but numerous residential and commercial projects are in the offing on H Street, which itself will be eclipsed by the volume of construction immediately to the north and west in NoMa.

Southwest Office Block to be Redeveloped

Southwest DC doesn't get the redevelopment spotlight much, its safe to say. Sure, there are always plans, but nothing much seems to happen. This month, however, one of its many '60's era buildings began a four-year redevelopment project, turning one of the largest middle-aged federal office buildings into an environmentally-conscious, modern piece of real estate. Renamed "Constitution Center", the 2.1m s.f. office building at 400 7th St., SW, (occupying the full block between 6th & 7th, D & E Sts.) has now begun renovation to bring it into the 21st century. Massachusetts-based owner David Nassif Associates has hired K Street-based SmithGroup, the nation's 6th largest architecture and engineering firm, to redesign the heavy edifice into a more transparent and contemporary structure. The new design will include LEED (green) building techniques, though the developers have not yet committed to seeking LEED certification, as well as floor-to-ceiling glass curtainwall, laminated insulated glass, and (this being Washington), a more "blast-resistant" exterior. The open courtyard will become a "heavily landscaped private courtyard", says David Varner, the lead architect on the project.

The finished product - sometime in early 2011 - will offer 1.4m s.f. of above-grade office space (no retail space is planned), 15 acres of underground parking - the largest private underground parking in the city - and installation of the largest "chilled beam" HVAC system in the country, which is a very good thing, we're pretty sure, since they've apparently been using it in Europe for years. James G. Davis Construction is performing the work. The Department of Transportation, the last occupant, vacated the property in June.

Constitution Center (the Nassif Building) dates back to 1970, when it first opened, designed by none other than Edward Durrell Stone, who designed a number of local office buildings and was accused of designing the Kennedy Center. Architect SmithGroup also designed the Chesapeake Bay Foundation building in Annapolis, and the first Platinum LEED-certified (the highest level) federal building, in Colorado. No tenants have yet queued up for the project.

David Nassif Associates won the right to develop the site in the mid-60's in an RLA (Redevelopment Land Agency) competition, says Varner, because the land was considered "blighted" under the NCPC Comprehensive Plan, having been vacant at the time. Much of the land nearby developed at that time had replaced old neighborhoods, demolished in the spirit of 'urban renewal' and to make way for the never-completed inner beltway, the only completed portion of which became the Southwest Expressway.

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