DC Lauds SE Development

Mayor Adrian Fenty, Washington Nationals President Stan Kasten and various District officials gathered at today Nationals Stadium for a press conference with a two-fold purpose. First, to pat themselves on the back for the redevelopment initiatives currently underway in Southeast, and second, to ensure the public that those projects are still very much on track, even as the commercial real estate market remains perilously on edge.

"A lot has happened in just over a year since the Anacostia Waterfront Corporation was dissolved into the rest of the government," said Fenty. "I think, from my perch, that there's probably even more decision-making, fast action and decisiveness by having the Council and Executive Branch in charge - with no fault going down on the input of the community and making sure we follow the original plan."

Fenty also gave a brief rundown of the $8 billion worth of development, infrastructure and community projects targeted at reinvigorating the city’s waterfront: Poplar Point ($2.5 billion), the Southwest Waterfront ($198 million in TIF/PILOT funds), Hill East ($1.4 billion), Park at the Yards ($42 million), Marvin Gaye Park ($7.7 million), Canal Park Development Corp.’s as-yet unnamed Ballpark District park ($13.1 million), the South Capitol streetcar line ($30 million), the 11^th Street Bridge project ($260 million), the Anacostia Riverwalk Trail System ($50 million), Diamond Teague Park ($16 million), the St. Elizabeths plan (as-of-yet unbudgeted) and various community initiatives such as the Green Summer Job Corps, an online water quality monitoring system, a new stormwater rate structure and the Anacostia 2032 plan – which seeks to make the polluted river “boatable, swimmable and fishable in 25 years.”

“I’ll tell you what’s going to happen along the Waterfront in the decades and years and months and days to come,” said George Hawkins, Director of the District Department of the Environment. “We will have a cleaner river. We will have a better environment…At the same time, we are going to bring almost unparalleled economic vitality and jobs to this city.”

With regards to the economy, Mayor Fenty presented an optimistic view of the impact the fiscal crisis is having on projects heading down the development pipeline. “The national economy, as everyone is aware, is having an extremely hard time. The District of Columbia is not immune from that, of course, but there is a certain degree of insulation and there’s a large degree of momentum, which is allowing a lot of projects…to continue to go forward,” said Fenty.

Deputy Mayor for Planning and Economic Development, Neil Albert, followed up Fenty’s remarks by characterizing developers with stakes in Southeast projects as “still very bullish,” despite a dearth of client interest in the commercial real estate market. “While some of the surrounding areas are having difficulty leasing space, they're still leasing space here in the District,” said Albert.

Interested citizens will have to chance to examine the marketplace for themselves this coming Saturday, November 15^th, as the District hosts a “Community Education Fair” at Nationals Park. Several District agencies, local developers, community groups, and local not-for-profit organizations will lead bus tours to the site of upcoming projects and panels on the Southeast redevelopment. For more information, visit the District’s website.

New Knolls for Congress Heights

Hartford, LLC and Bryant Mitchell Architects (BMA) will put the finishing touches on the Knox Hill Village subdivision next year with 16 new, affordable townhomes. Entitled Hartford Knolls, the project constitutes the final phase of development for the Village project that consists of 109 homes built between 1994 and 2001.

Currently the site of site of a 32,000 square foot vacant lot, the parcel on the 2800 block Hartford Street SE will soon house 16 3-bedroom, 3-bath garage-centric townhomes. Hartford and BMA are betting that the Knolls’ proximity to what they have deemed the “Alabama Avenue Renaissance corridor of Anacostia,” the Congress Heights Metro and the planned redevelopment zone of St. Elizabeths Hospital will make an easy sell in tough housing market. Prices are planned to start at $309,990.

According to Melvin L. Mitchell, Managing Partner of Hartford, LLC and CEO of BMA, the development received DC Board of Zoning Adjustment approval in April 2007 and expects building permits to be granted before the end of the month. The first homes are expected to deliver in the spring of 2009.

Washington DC real estate development news

Hyattsville Hanging in There

Hyattsville - otherwise known as "that place in between Washington DC and College Park" - has been undergoing a significant reinvention for the past two years, courtesy of real estate developer EYA. Their Arts District Hyattsville project is currently midway through its plans to drop nearly 500 new rowhouses and condos into the sleepy Prince George's County hamlet, less than two miles from the DC line. With a splash of urban design fundamentals - gridded street layout and sidewalks - and one dash of "aw shucks" small town neighborliness, EYA is hoping to make the once-overlooked township a new upscale alternative to the communities that surround it.

Once home to a strip of dilapidated warehouses and auto body shops, Hyattsville's main drag, Route 1 (Baltimore Avenue), is bearing the majority of development. On the west side of Route 1 - the West Village - 132 units and 35,000 square feet of retail are already largely complete, while the east side is advertised as the eventual destination of 440 residences in Phase II of the development. Even for a developer known for the heroic size of its projects - Capitol Quarter, Park Potomac, and National Park Seminary at Forest Glen, to name some - the "Arts District" is an ambitious, contending with the lack of native commerce to lean on.

EYA's solution is the “live-work” unit – a townhouse with 450 square foot storefront on the ground level with a 1300-square foot residence above, providing both residential and commercial activity not dependent on attracting big-box retailers.

Angelisa Hawes is owner of the first such unit to open for business in Arts District. After purchasing her new home in November of last year, her shop, the Book Nook Bookstore, opened its doors this past February. She says the Arts District is drawing new clientèle to the once blighted area. "It's people who live in the Arts District, but I've also had people coming from Cheverley, Bladensburg, Mount Rainier, College Park and University Park" said the recent DC transplant.

These small entrepreneurships will soon be paired with the larger operations EYA has lined up for the area – a village market and new Busboys and Poets, Tara Thai and Weight Watchers locations are among those planned in Arts District's Phase II component. EYA is also currently seeking a tenant for a 3,500-5,000 square feet space on the East Village's planned "restaurant row.

But construction of the even larger East Village - planned to include 200 condos, 220 row houses and up to 40,000 square feet of retail - was supposed to commence in the beginning of this 2008, yet remains a vacant lot surrounded by promotional renderings and "coming soon" signs. According to Aakash Thakkar, EYA’s Vice President of Development, 45% of the East Village's planned retail space has already been leased and construction will be begin - market conditions being what they are - once they hit a threshold of between 55 and 60%.

"[Retail is] the first and foremost priority. The reason is, we’ve got housing on the other side and the area has great housing stock and there are lots of residents there. People are hungry for good retail and restaurants. We think there’s a real market to get that going as quickly as possible," says Thakkar. "Once we get that lease done, we can start construction and we’ll be delivering space to tenants about 6 months from when we start…The hope is that we start first or second quarter of next year."

If the the West Village is any indication, the second half of development should be well received – the homes already built have richer detail than the cookie-cutter suburban town center designs so prevalent in new town centers, and the project was awarded the seal of approval by the Smart Growth Alliance, which advocates for live-work communities and sustainable practices for the economy and environment.

The project does, however, boast quite a few vacancies, despite an initial influx of sales that began two and a half years ago (the first two waves of “live-work” units sold out, while the other models all have vacancies). Today, there is a 70% occupancy rate, with 38 units yet to sell. As recently as November 3^rd, the developer initiated 15-20% price cuts for those units still on the market.

"We have multi-family development on that side as well, but again, we’re kind of looking at the market and just trying to forward a timeline that makes sense," says Thakkar.

Nonetheless, current residents remain are unfazed by the delays facing their new community's continued redevelopment. "Living in DC, there's so many people and you're kind of a blind face. When you go into a restaurant [here], people recognize you and say 'Hey, how's your baby?" says Dawes. "It's been a good move."

Hyattsville, MD, real estate development news

Alexandria's Newest Gateway

Alexandria will pocket a sizable expansion of mixed-use space once the Braddock Gateway, now planned just south of the Monroe Avenue bridge, gets underway. Jaguar Development expects that its new development - not technically part of Potomac Yards, but adjacent to it, and only a few blocks away from the banks of the Potomac River - will provide close to 770,000 square feet of new development as it gathers momentum to build in the first quarter of 2010.

Jaguar is planning a whopping 630 residential units for the 7-acre site at North Fayette and First Streets, coupled with 70,000 square feet of office and 15,000 of retail. The development will consist of five buildings, built in as many phases - a plan that will allow Jaguar to tailor each successive component of the project to the demands of the marketplace.

“Each phase needs site plan approval and at the time of each approval, you tell the city what the use is going to be,” said Eddie Cettina of Jaguar Development. “All these numbers are moving targets according to where they sit in the development cycle and what the market calls for at that time.”

Though the inclusion of a hotel in the Gateway project was bandied about for a time, Jaguar has since decided against one - after meeting with Alexandria’s Board of Zoning. “It was resolved in March with ACCD [A Consolidated Development District] zoning which allows you…to change uses depending on how the market fares,” said Cettina. “It will now be residential, office and retail.”

Utilizing designs by RustOrling Architecture, the Gateway will sit on two contiguous parcels currently home to warehouses, a small office building, a large surface parking lot, and a National Car Rental service center. The first phase of the project is expected to be open for business by the end of 2012.

Correction: Per Jaguar Development, the site will accommodate about 770,000 s.f. of developable space, the original article stated there would be close to 2 million square feet.

Market-Rate Housing Coming to W Street SE

Stan Voudrie is bringing a new crop of residential development to Southeast Washington DC under the guise of W Street Acquisitions, LLC, at least, someday. Come 2009, a string of underutilized properties at 1226-1252 W Street, SE will be replaced with the W Street Townhomes - an all-new 40,000 square foot project straddling the area between Historic Anacostia and Barry Farm.

The W Street development is said to include 40 units that will be comprised of a combination of larger, single-family townhomes and duplex-style units that double as condominiums. In an unusual move for a Ward 8 project, the W Street Townhomes will feature no affordable housing component. According to developer Voudrie, "It was a by-right project, so it’s market-rate housing." PGN Architects is supplying designs for the project.

Having already received approval from the requisite ANC and HPRB bodies exactly one year ago, the developer is biding his time before beginning the anticipated $3.5 million construction. “We’ve gotten it approved, but we’re not going to start construction right now,” said Voudrie. “With final design, permitting and all that, we’ll be ready to start construction in late first quarter 2009.”

It should also be noted that Voudrie, formerly of West*Group, is a principal of Four Points LLC – a DC-based initiative that plans to bring 1.6 million square feet of new development – including 500 units of housing - to the area of Martin Luther King, Jr. Avenue SE. Plans for that project aren’t expected to begin materializing until 2010, but W Street could be a first foray into testing the waters in an area that is at-once both troubled and ripe for redevelopment.

Tenley Wars III: The Council Strikes Back

Protracted. Excruciating. Unnecessary. These are but a few words used to describe the ongoing battle being waged by local community groups opposed to the Office of the Deputy Mayor for Planning and Economic Development (ODMPED) and developer LCOR Inc.'s plans for a new Tenleytown-Friendship Heights Neighborhood Library and residential development. And yet the twisting story further intensifies since DC City Councilmembers Mary Cheh and Kwame Brown have stepped into the fray.

At issue is the construction of a new Tenley Library to replace its predecessor (closed 4 years ago), updates and additions to the over-enrolled and threadbare Janney Elementary school, and, in return for these improvements, permission for the developer to build a residential complex on the site. A win-win scenario about which no one seems happy. The newest chapter involves LCOR's latest proposal to extend the residential component onto the school's green space (an ingredient mysteriously pushed by the Deputy Mayor and seemingly favorable to no one), a move that spurred Janney's School Improvement Team (SIT) to revoke its conditional support of the three-tiered agreement. Remaining undecided is the pace of renovations to the school, which the District wasn't planning to get to until 2013 despite immediate needs, hence the SIT favoring a quicker fix by the developer.

With the school's support withdrawn in the already contentious battle, Councilmembers Cheh and Brown penned a letter to Mayor Fenty expressing their wish to see the project’s library component move forward, while insisting that LCOR’s residential development be sent back to the drawing board.

“We write to ask that you permit the Tenley Library to build now and separate it from any possible mixed-use, or public/private, development on the site,” read the statement's first paragraph. “As for the current LCOR proposal, we believe that it is fatally flawed,” begins another. Cheh and Brown propose a compromise that would allow the library to be constructed with structural supports in place to accommodate any future development above. Meanwhile, the residential component would be put on hold until a mutually agreeable design is produced. In conclusion, the letter asked for a response to their concerns by Friday, November, 7^th.

The Letter hinges on LCOR's plans for the residential component, initially planned to sit on top of the library, then moved (by mysterious edict of a revised RFP) off the library and in place of the neighboring Janney soccer field. Now, two differing LCOR site plans (dated November 4th) put the apartments back on the library once again, but still encroaching on Janney green space. That in turn caused SIT to withdraw their support, as both proposals take up some of the green space now used by Janney, but add it back in behind the school, in place of the surface parking lot. According to Kirk Rankin of the Janney SIT, the SIT is opposed to any plan that would require Janney to cede any of its green space for the development.

Still with us? Good, because further complicating matters is the timing, and everyone agrees the quicker the better. And yet The Letter contemplates a two-year construction of the library, completion of which would be followed by a second construction project on the same small site, a process that may yield an architecturally challenged, ever-dusty construction site.

Cheh was not amused by the Deputy Mayor's response, or lack thereof, to The Letter. “Immediately after [receiving our letter], the Deputy Mayor for Economic Development issued a statement saying they were going ahead with it. No one has ever explained to me, ‘With what are they going ahead?’” said Councilwoman Cheh, referring to the widespread confusion resulting from the repeated relocation of the residential units.

While ODMPED would not respond to DCMud's inquiries regarding the matter, an LCOR representative did comment on the council's qualms and the impact that residential development will have on the school zone. “We’re going ahead with it and [ODMPED] is going ahead, too,” said Timothy D. Smith, Senior Vice President of LCOR. “The two [library and residential] are combined. It’s one building with a very prominent location along the street that reads ‘Library’ when you’re riding along Wisconsin Avenue…it’s probably the best way to use the land, rather than build separate apartment buildings.”

"We've been working on this steadily and people make comments in the meantime," he continued. "We were working down Mary Cheh's list of things that she wants to see accomplished when the letter was written...We have been meeting with citizens groups and modifying our plan. We do hope to gain support back from Mary."

Councilwoman Cheh, however, was not quite as optimistic with respect to the library’s future: “If they surplus property, that requires council approval. If the ward councilmember doesn’t approve of the action, I doubt very much that my colleagues would approve of it over my opposition.”

Meanwhile, a standalone library has been funded and approved and could, with Council okay, start construction relatively soon. We'll be waiting to see who blinks. Stay tuned for Episode IV: Revenge of the SIT.

A Scaled Back Utopia on U Street

Robert Moore of Georgetown Strategic Capital LLC (GSC) and Eric Colbert & Associates have gotten the go-ahead from two of the District’s governing bodies – the Historic Preservation Review Board (HPRB) and the Board of Zoning Adjustment (BZA) – to move forward with their mixed-use Utopia development at the southwest corner of 14th and U Streets NW.
Utopia has been in the approval queue for more than a year, but only now able to move through the approval process after obliging several variance requests. As such, the building will no longer feature a rooftop pool, and will top out at 90 feet, instead of the proposed 100. The building’s design was also tweaked to allow for varying levels of density throughout the parcel, which occupies two adjoining historic sites at 1912-1944 14th Street NW and 1400-1418 U Street NW.

Nonetheless, the project is still an eagerly anticipated addition to the U Street corridor. GSC intends to bring 230 rental apartments and 20,000 square feet of ground-floor retail – an amount that will double the amount of shopping and dining on the block – to complete what it has dubbed an “urban living experience.” Accordingly, Utopia is being pitched as the new home base for young professionals who clog the area on Friday and Saturday evenings – not surprising, given its proximity to Donatelli’s similarly-envisioned Ellington building (and election night’s impromptu Obama street party - aka "Change-fest '08"). The project will include an affordable housing component, the extent of which is yet to be determined.

As of now, the project is still on track to hit its intended 2009 start date, with grand opening scheduled for 2011.

The Washington Hilton Gets Nod to Expand

Washington's second most notorious hotel, the Washington Hilton, has sailed through the Historic Preservation and Review Board's (HPRB) approval process with their plans for an 11-story residential addition. With a unanimous 6-0 decision in the bag, the hotel's current owners, Lowe Enterprises Real Estate Group, can move ahead with their intent to bring 160 new apartments or condos to the historically-registered landmark at 1919 Connecticut Avenue NW. The project received historic landmark status in July, triggering the HPRB review.

Beyer Blinder Belle Architects & Planners LLP have been tasked with designing the addition to what is consistently designated one of the Washington area's more aesthetically challenged edifices (up there with Dulles Airport's Jetsons-influenced terminal). Their design will “echo its curvilinear form” – although it will be comprised mostly of glass, in contrast to the Hilton’s concrete-on-concrete facade. According to documents submitted to the HPRB, there is no firm start date for construction, but work on the Hilton is described as “a multi-year project that will occur in phases so that the hotel can continue in operation as the work proceeds.” The cost is expected to total more than $100 million.

In addition to construction, several other elements of the hotel will be renovated. Landscape architects Rhodeside & Harwell will be redesigning the hotel pool, courtyard and residential terrace, while the hotel’s 110,000 square feet of meeting and conference will undergo a dramatic reconfiguration and possibly see the addition of a new restaurant and coffee bar. Parking will also undergo a shift as a new entrance/exit to the residential garage is installed along T Street NW. The residential addition is expected to be sold as condominium units.

Prior to last week’s approval, the project – and the prospect of a massive construction project along Connecticut Avenue, blocks from Dupont Circle – was predictably quick to draw the ire of local citizens associations, including the Kalorama Citizens Association, the Dupont Circle Conservancy, and the Dupont and Adams Morgan ANC, all of which have cited almost-certain complications relating to the project’s bulk, design scheme and traffic.

“Apparently, under zoning law they’re allowed to have some additional amount of FAR [floor area ratio] – which we’re disputing,” said Matt Forman, Executive Vice President of the KCA, whose organization has filed an appeal with the zoning board to contest the addition. “It then comes down to a question of [changing the] design. I didn’t think it was ever going to be a question of HPRB denying the entire project.”

Built in 1965, the Washington Hilton was purchased by Lowe and the Canyon-Johnson Urban Fund in May of last year for $290 million. The renovation plans were announced almost immediately afterwards. Paris Hilton could not be reached for comment.

Washington DC commercial property news

First Project Underway at Minnesota-Benning

Mayor Fenty and officials from the Office of Property Management were on hand today to break ground on the new Department of Employee Services (DOES) headquarters - soon to be erected at 4058 Minnesota Avenue NE. This is the second such project in the immediate area, as just last month, Donatelli Development announced they would be developing a $108 million mixed-use project on an adjoining parcel.

The new 229,000 square foot DOES building will include a "one-stop employment and business center," a community meeting room, a local retail incubator and, of course, enough office space for roughly 500 employees. A green roof is also in the works.

Designed by DC-based architects Devrouax & Purnell, construction of the $48 million facility is being overseen by EEC of DC, Inc. and Forrester Construction (one of the few local development companies that say they are actually hiring at the moment). The new headquarters is expected to be completed in early 2011.

Fenty and company used the occasion to kill two birds with one microphone, as he also used the opportunity to announce the appointment of Joseph Walsh as the new Director of DOES. Walsh was poached by the District from his last post as Director of Policy and Planning in the Executive Office of Labor and Workforce Development under Massachusetts Governor Deval Patrick. Here’s to hoping Mr. Walsh likes this job more than his old forty-syllable job title once the paint dries on that new HQ.

No Late Fees for DC's New Public Libraries

Over the course of the next year, District of Columbia Public Libraries (DCPL) will be bringing a slew of projects – including new up-to-date facilities and renovations – to neighborhoods throughout the city. Their intent? To improve conditions in low-income areas, bring the concept of the library into the 21^st century and, by extension, those that they serve along with it.

First on the block is the Washington Highlands Neighborhood Library at 115 Atlantic Street SW. The present facility will be razed next year to make way for a new structure that will feature a public meeting room, study areas, a computer lab, and separate reading areas for children, teens and adults. Budgeted between $14 and $16 million, the 20,000 square foot library is expected to commence construction in the fourth quarter of 2009. International architects Adjaye Associates are designing the new facility with Wiencek and Associates serving in an associate role. In a surprising twist for a library, the city will also be aiming for a LEED silver certification. An interim library will be installed to serve the community during construction.

The Washington Highlands project has been paired up with the construction of a new Francis A. Gregory Neighborhood Library. In essence, the two projects could be viewed as “twins” - both projects share the same architect, budget, LEED certification and plan to go to ground in the fourth quarter of 2009. Located at 3660 Alabama Avenue SE, the library will also include the requisite meeting rooms, children's areas, administrative offices and computer labs.

And while none of the new amenities outlined above may seem vastly different from those that preceded them, DCPL’s Public Information Officer, George Williams told DCMud exactly how and why these are structures are intended to serve their specific locales:

The Washington Highlands and Francis A. Gregory neighborhood libraries were chosen to continue the Library’s efforts to improve facilities east of the Anacostia River. The condition of the existing buildings limited their ability to provide 21^st Century state-of-the-art library service. For example, the need for dedicated space for things like card catalogs and computer labs is gone due to advances in technology improving the way we access information. The new buildings will have flexible space which allows for the Library to implement a variety of activities throughout the building without being limited by space dedicated for a specific purpose. As library use changes in the future, the new buildings will allow the Library to meet the needs of the community.

Williams also pledged that the local community “will play an integral role” in development of the new libraries. The architects for both projects were selected by a committee comprised of select DCPL staff, an independent architect, and community members handpicked by Ward 8 Councilman Marion Barry and Ward 7 Councilwoman Yvette Alexander. Additionally, the services and programs to be offered by both facilities have been outlined using feedback from a series of “Hopes and Dreams” community meetings that occurred earlier this year. Local ANC boards have also been encouraged to submit their thoughts on the matter. The architects behind the projects plan to hold public meetings regarding plans for the libraries as soon as next month.

Both the Washington Highlands and Francis A. Gregory projects are currently in the early design stages and no renderings are available at this time.

Meanwhile, Northwest is also getting two newly-updated libraries – one in Mount Pleasant, the other in Petworth.

With the first phase of renovations complete, the Mount Pleasant Neighborhood Library at 1600 Lamont Street NW will soon undergo significant interior renovations. Utilizing designs by the CORE Group and HMA2 Architects, the new facility will retain many of the library’s historic flourishes, while maximizing the amount of space available – for a total of 21,288 total square feet. Beyond sheer size, new improvements will include a new “common, accessible entrance for all residents,” an enhanced children’s section and updated, state-of-the-art infrastructure. The renovations are expected to be completed next year.

The Petworth Library at 4200 Kansas Avenue NW is also scheduled to receive an upgrade, beginning in January 2009. The plans on hand call for mostly superficial renovations – a facelift for the exterior, window and door restoration, roof repairs and new masonry. DCPL is currently accepting bids from contractors interested in the project, which are due no later than November 17^th.

These four new additions join the previously announced Watha T. Daniel/Shaw, Anacostia, Benning and Tenley-Friendship Neighborhood Library (more on that coming very soon) projects, which are currently at various stages of development.

UPDATE: DCPL will be holding a "community gathering" on December 16th to showcase designs for both the Highlands and Gregory projects. Architect David Adjaye will be in attendance. A location and time are forthcoming.

Still No Goal for Poplar Point Stadium

With several District-sponsored projects in Southeast announced in recent months, just what 's been happening with the biggest of them all - the Poplar Point Soccer Complex? Michael Durso, Project Manager at the Office of the Deputy Mayor for Planning and Economic Development (ODMPED), spoke to DCMud about the status of the long-awaited project. "There is nothing happening right now and no bid has been issued," he said.

Nevertheless, he assured DCMud that the release of any bid for the 27,000 seat, $150 million (before cost overruns) stadium would be preceded by a very public announcement from ODMPED when and if one is issued.

This much, however, is certain: while projects across the river on the Southeast Waterfront continue to pile up, Poplar Point appears to have been left in the proverbial lurch (one only has to look as far the District’s barren Poplar Point website for evidence). Of course, given the less than desirable performance of Nationals Stadium and DC United’s 2008 drop in attendance, it stands to reason that the City isn’t jumping at the chance to fund another stadium that – at best – would only be three-fourths full. Of course, old man economy isn't making it easy for new (and expensive) development these days either.

Nonetheless, ODMPED appears to still be testing the troubled waters that surround the project. After obtaining a Congressional edict that transferred the land to District control, the Deputy Mayor's office has courted developers and participated in community meetings that discussed the stadium’s potential environmental impact. However, the city remains intensely interest in Ward 8 these days, as evidenced by the redevelopment of the St. Elizabeths campus - a deal that also boasts the lucrative relocation of a massive amount of federal infrastructure.

Adding another layer of red tape to the matter is the fact that outspoken Ward 8 Councilman Marion Barry has said he'll approve no plans for the Point that don't include a stadium. This could very well be a contributing factor to the Council's failure to reschedule a hearing on the stadium following their summer recess. In other words, if the stadium can't move forward, neither can Poplar Point.

While we wait (and wait), all would-be hooligans would do well to check the nifty, HKS-designed renderings for the proposed complex that come to us courtesy of the official website of Major League Soccer.

Alexandria to Beef Up Potomac Yard

A committee convened by City Manager James K. Hartmann is sponsoring a public meeting tomorrow concerning the further redevelopment of the Potomac Yard segment of Alexandria. Redevelopment is currently being considered for three portions of the area, Landbays I and J and Landbay G (see map, at right), with other projects interspersed throughout the sprawling 24-acre stretch of land just west of the river for which it was named.

The Potomac Yard Planning Advisory Group (PYPAG) envisions Landbays I & J as the future home of 679 units of housing, 275,000 square feet of office space and 25,000 square feet of retail. A proposal penned by Potomac Yard Development (PYD) - which seeks “227 townhouse and urban loft units with neighborhood parks interspersed” - is currently under review and will go before the Alexandria Planning Commission and City Council by spring 2009. PYD had initially petitioned for 330 units on the site.

Landbay G is under the control of developer MRP Realty, which has proposed 414 residential units in two multi-family buildings, 800,000 square feet of office space, 80,000 square feet of retail, and 625 hotel rooms “in two hotel buildings” (possibly a Hyatt) on the 13-acre parcel. That makes for a total 9 new buildings for the site, ranging in height from 52 to 110 feet, plus an open town plaza. A decision on MRP’s proposal is also expected in early 2009.

These dual redevelopment efforts have been coupled with several smaller, more centrally located projects that are either currently underway or well into the planning stages. Potomac Greens, which is 85% complete, will feature 227 residential units surrounded by preserved wetlands. The Greens is also under consideration as the site of a future Metro stop.

Another PYD project in the area, the Potomac Yard Fire Station is also well into the build-out phase of its $7 million redevelopment. Once completed, it will feature 60 units of affordable housing above a brand-new fire station, 168,000 square feet of office space and 91,000 feet of open recreational space.

Plans on hand also call for the easternmost portion of Potomac Yard, Landbay K, to be reconfigured into a public park that will feature "70% passive recreation" (open lawns and plazas) and "30% active recreation" (basketball and tennis courts, trails, playgrounds, etc.). A dog park and pedestrian bridge will round out the pedestrian-friendly flourishes at other points in the development.

The Planning Commission's “work session on Potomac Yard applications” is being held this coming Thursday, November 6^th at 6 PM within City Hall’s Council Chambers. Seeing as Planning Commission Chair Eric Wagner also heads up the PYPAG, this should be excellent forum for interested residents to voice questions. A separate, aesthetically-related review board, the Potomac Yard Design Advisory Committee, is holding another public forum on Wednesday, November 12^th at 7:30 PM in City Hall’s Sister Cities Conference Room.

Then There Were Three at Howard Town Center

It may be slightly less exciting than the McCain-Obama matchup (only slightly), but the contenders for the on-again, off-again Howard Town Center project have now been narrowed to just three: Archstone-Smith, Armada Hoffler and CastleRock Partners. A Howard University representative yesterday confirmed that two other bidders associated with the $30 million project - Monument Realty and the Trammell Crow Company - have been ruled out by the University as potential developers.

This marks Trammell Crow's second loss of the HTC project. When the HTC was first proposed in 2003, the development company walked away with a $56 million contract - only to watch it fall through when the Duke Plan, a new zoning overlay for the area, was introduced, and some have suggested that Trammell Crow may still have an actionable claim against the university.

Development on the 2.2 acre parcel is said to include a 300-unit apartment complex, parking and 70,000 square feet of retail, which must include a grocer under the terms of the RFP. The Howard Town Center project will be built at the current site of several Howard-owned properties at 2100 Georgia Avenue that have fallen into disuse. A recent Howard acquisition at Georgia and W Street, the Bond Bread Building, is also to be utilized in the redevelopment efforts. Howard acquired the building from the District of Columbia this spring in a land swap long opposed by the tenants of Bond Bread, which had sued the city over their rights to the building. Howard issued an RFP for the project (again) last May. Group Goetz Architects will be designing the project for the winning developer, a design that is strongly encouraged to be LEED certified.

Howard’s Communications Department would not discuss a date for the selection of a development team, but construction is planned to begin in August 2009.

Washington DC commercial real estate news

District Announces 4 Hill East Bids

The government of the District of Columbia announced today that four real estate developers have submitted bids to develop the Hill East Waterfront, a 50-acre, District-owned property that surrounds the former DC General Hospital.

Mayor Fenty issued an RFEI for the land on May 14th, announcing it was seeking a developer to create 2,100 market-rate and 900 affordable units with 2,000,000 s.f office space and 67,000 s.f. of retail space - a total of 5 million square feet of development. At the time, the District anticipated a price tag of $1.1 billion for the development, and required bids in by October 31st.

The four teams announced today are:
New Hill East Joint Venture, led by Urban Atlantic. The team includes Vornado/Charles E. Smith; Trammell Crow; Elm Street Development; Blue Skye Development; Brickstone Development; Eagle Vision Ventures; Dynamis Advisors; Sun Edison and Ellis Denning Development.

Hill East Development, led by the Franklin L. Haney Co. The team includes Donatelli Hill East, LLC; Chapman Development; Combined Properties; Banneker Ventures; and Tudor Holdings.

HDG Waterfront Partners, led by Hunt Development and Mosaic Urban Partners. The team includes Abdo Development, the William C. Smith Cos.; EYA Development; and Jair Lynch Development Partners.
East Banc

Hill East is one of three major redevelopment sites that make up the Anacostia Waterfront Initiative, an ambitious 20 year plan to turn the Anacostia River banks into a more developed mixed-use neighborhood. At the time of the RFEI, the Mayor predicted that major District-developer planning would start in early 2009, although today's announcement was more cautious, stating only that a developer "could be selected" by early next year. Issuing the RFEI in May, Fenty stated that the District sought a developer that “takes advantage of the opportunities of the river. We want the development to serve as a gateway between Capitol Hill and the Waterfront so people can walk down to the Anacostia River, which is hard to do now."

The Hill East site is intended to be a low-impact, LEED certified, mixed-use development. The project will include residential, retail, and office components and will extend Massachusetts Avenue and other streets within the site to tie the new neighborhood into the existing community; including, apparently, the correctional facility, which will remain. The District government has vowed to better integrate the Hill East project into the surrounding neighborhoods and the District at large, citing its measures to connect the parcel by bike path to the Capitol Riverfront, and by cleaning up the Anacostia River to finally make it a place for (legal) recreation.

The site is bounded by 19th street, Independence Avenue, the Anacostia River, and the Historic Congressional Cemetery. The entire site consists of 67 acres, but development will take place on only 50 of those. The land, also known as Reservation 13, is owned by the General Service Administration, but was given to the District under the 2006 Federal and District of Columbia Government Real Property Act of 2006, a “Transfer Act”. As DCmud reported in April of last year, 12 acres of the property were to be given back to the Federal government for a congressional mail facility.

As the only developer going solo on the project, Eastbanc's strategy seems like a chancy way to approach the DC government's selection process, but Joe Sternlieb, Eastbanc's Vice President for Acquisitions, thinks it gives the company an edge. "We put in an unconventional proposal for a development approach...We're not proposing specific development, but rather an approach for the city to work in partnership with us to redevelop the site. Because of that, it doesn't preclude the city from selecting additional developers." Eastbanc developed the Ritz Carlton residences in the West End and Georgetown, 3303 Water Street in Georgetown, and large scale commercial spaces throughout Georgetown, and is now building 22 West, in DC's West End.

Washington D.C. retail and real estate development news

DCMud Reviews the Capitol Visitor Center

Last week, DCMud became the first media outlet in the world to take a behind-the-scenes tour of the new US Capitol Visitor Center (take that, Matt Lauer). The Visitor Center is scheduled to open to the public on December 2nd, the product of an 8-year, $600m, 580,000-s.f. construction project. Conceived originally as a tourist-friendly entryway that happily banished the surface parking lots and delivered the eastern lawn of the Capitol closer to the status quo ante of Frederick Law Olmsted's design, the Visitor Center now serves as the only public ingress to an increasingly restricted, post-9/11 Capitol.

Described by its detractors as a "monument to waste", and its defenders as better, cheaper and more justified than DC's new ballpark (with an expected 40 year life-span, at that), the project will be open to media scrutiny starting next month.

At 580,00 square feet, the RTKL-designed Visitor Center is nearly three-quarters the size of the newly expanded Capitol. Of that, 210,000 square feet will be accessible to the public; the rest is dedicated to private meeting space for the House and Senate. In all, it represents the 9th addition to our nation’s most recognizable building and the single largest incremental building project since the structure was (arguably) declared complete in 1863, after the Statue of Freedom was added to the Capitol dome.

Stretching from the eastern edge of Capitol steps to 1st Street, the street-level roof of the three-story Visitor Center will serve as the main pedestrian common, replacing the congressional parking lot. The landscape has now been transformed into a plaza that recalls Paris’ Louvre Museum with two raised skylights surrounded by long, shallow reflecting pools, providing both an architectural feature and strikingly bold views of the Capitol dome from within. At the rear, in view of the Supreme Court and Jefferson Building, the misting fountains from the site’s previous incarnation have been retained and will be turned on once again for the first time since the 1976 Bicentennial. The original, ornately designed parking lot lampposts have been preserved, albeit with a fresh coat of paint and in a slightly new configuration.

After a trip down a grand outdoor staircase and across the new visitor’s reception green – which features historic, recently transplanted Capitol trees - visitors will be ushered into the Center itself. Painstakingly designed to be architecturally true to the old Capitol, down to the flawed marble that mimics the original material, and statuary that once sat under the dome, the entry hall is impressively grand for a structure invisible from the street. While it may lack the architectural awe of the original Capitol, the grandeur of the dome, or the detailed beauty of the original frescoed ceilings, it is the Center's ability to move masses of people on a continuous basis that prevailed as the Center's design theme. Unlike the older portion of the Capitol, designed to stupefy the People with a building worthy of its ambitious and newly codified experiment in government, every feature within the Visitor Center is composed and synchronized to give 2500 sightseers per hour the full Capitol experience without venturing above ground, and shortening the epic wait time that tourists sometimes encounter.

As a start, eight magnetometers replace the one that tens of thousands passed through yearly. Once inside, visitors are free to explore at their own pace or queue for a “timed visitor’s pass” to secure a guided tour.

The first view of the Visitor Center is Emancipation Hall, a grand entry meant to showcase the diversity of America’s leadership. Populated by state icon statuary such as Hawaii’s King Kamehameha, North Dakota’s Sacagawea, Montana’s Jeannette Rankin (the first female member of Congress), and Utah’s Philo T. Farnsworth (the bane of most parents as inventor of the cathode ray tube). The Hall is clad in pink Tennessee granite and intended as an alternate space for presidential inaugurations in case of inclement weather. It is from within the Hall that aforementioned skylights offer up inspiring views of the Capitol’s dome - a view sure to be emblazoned upon post cards in the gift store.

Standing front and center in Emancipation Hall is the original scale model of the Statue of Freedom, the byproduct of which now perches on the Capitol dome. The model was moved from a storage space in the Dirksen Senate Office Building, where it had been mothballed, to become the appropriate centerpiece of Emancipation Hall - having been casted by a slave that went on to win his freedom.








The first stop off Emancipation Hall is the Orientation Theater, premiering a 13 minute film entitled “Out of One, Many,” (as in e pluribus unum, as on the seal of the United States, we remind our less civic-minded readers) directed by documentarian Donna Lawrence. The film is a visual timeline of landmark legislation passed in Congress, cast across a 34-foot Imax-like screen, with sound effects that reverberate through the 250-seat theater.

The Visitor Center experience ends in the Wall of Aspirations - a state of the art museum divided into sections, each dedicated to one of the underlying principles of the founding political philosophy - virtues such as Unity, Freedom, Exploration - each with its own section and relevant historic documentation. Documents such as Abraham Lincoln’s original notes for the Emancipation Proclamation will rotate in and out of the museum as the themes themselves change. Other attractions within the museum include a 1:20 scale recreation of the Capitol dome, interactive displays and “virtual theater” recreations of the House and Senate, with live feeds of each chamber.

And what would a trip to DC’s tourist attractions be without pricey museum food? The Visitor Center also sports a 530-seat restaurant that will highlight different types of American cuisine, rotating among state and regional cuisines.

The project initially broke ground in June of 2000. Following the events of September 11th, the original $265 million budget ballooned to $621 million – a sum that went in part toward a variety of cutting edge security features to be employed throughout. Most will be unnoticed by the visitor, while some security upgrades - such as moving the truck delivery bays underground - will offer aesthetic improvement. Delivery trucks will now enter through a subterranean tunnel that curves around the norther perimeter of the Capitol, freeing the outdoor space from the vehicular traffic and pavement that has marred the Capitol grounds for decades. The Visitor Center will be open to the press later this month, and open to the public in December. Metropole