Macedonia Invades Arlington

Another 100% affordable housing development is making its way to Arlington, this time in the form of the Macedonia Apartments. Much like the nearby Views at Clarendon project, the Macedonia, too, is the product of a joint venture between a local church - in this case, the Macedonia Baptist Church - and two local development initiatives - AHC, Inc. and the Bonder & Amanda Johnson Community Development Corporation (BAJCDC).

Occupying three neighboring parcels at 2219, 2229 and 2237 Shirlington Road, the Macedonia will be a 36-unit, four-story apartment complex, composed of 19 one-bedroom and 17 two-bedroom units for Arlington residents earning less than 60% of the area median income. The remainder of the building's 40,000 square feet will go toward two sections of commercial office space. One will be dedicated to new offices for the BAJCDC, whose current office stands at 2229 Shirlington Road and will be demolished to make way for the Macedonia; the other will serve as “a small business incubator.”

AHC, Inc.’s Project Manager, Curtis Adams, elaborated on exactly what that means. “Other cities have these economic development programs…where there are shared costs of overhead and sometimes shared administration costs,” says Adams. “[Then], people who have an office space to work out of can hopefully start to create new jobs in Arlington.” The project is being designed by Bonstra Haresign Architects.

Additionally, the County’s Department of Human Services has recommended a grant of $40,000 for “four permanent Supportive Housing units” in the complex - intended to provide accessible housing for the disabled. This is well-worn territory for AHC – they currently own and operate a total of 3,337 apartments throughout 28 rental communities, all of which are designated as “affordable housing" with some especially suited to the needs of the handicapped.

The Macedonia Baptist Church originally acquired the parcels on either side of the BAJCDC back in 1999 with the intent to “revitalize the Nauck neighborhood and provide affordable housing to area residents.” Since that time, the church has taken on AHC as the project’s Development Manager and created a nonprofit entity, the Shirlington Road Development Corporation, to pursue low income tax credits for the Macedonia. Though the development team’s request for permits was unanimously approved by Arlington County Planning Board in May of this year, the timeline is currently contingent on a new round of funding.

“Orginallly, we were hoping to begin construction this summer. We failed to win low income housing tax credits for the project, so we’ll be going in and competing for a whole new round of funding come January,” says Adams. “We hope to begin construction in the late spring of 2009.”

The Macedonia is just the latest in a rash of affordable housing projects under development in the metro area. Other low or mixed-income developments in the pipeline include the aforementioned Views at Clarendon, the Parc Rosslyn, the James Bland revitalization, and the Fort Myer Heights North Plan in Northern Virginia; Northwest One, Hartford Knolls, the Pollin Memorial Community Development, Donatelli's Minnesota-Benning project and Temperance Court in the District; and the Edgemoor project in Bethesda.

Shirlington Crest Beats the Odds (and the Market)

While the rest of the DC development community seems convinced they'll queuing up at the nearest bread line any day now, developer Stanley Martin has more than one reason - 171 actually - to be champagne shopping. The developer's Shirlington Crest project in the Arlington County suburb of Shirlington is selling out of homes faster than they can be built.

According to off-the-record sources at Stanley Martin, when the developer broke ground on the Crest in September 2007, they were anticipating a four year build-out period to complete all of the development's 171 garage townhomes. A little more than a year later, all of the 40 houses completed so far have sold out and the developer now plans to wrap up in under three - a little more than a year ahead of schedule. The project's Phase II component is on-track to deliver in spring of next year and half of those 14 units nearing completion have already been taken off the market by buyers.

Next year’s new units are the developer’s Provence model (pictured) and range from 2,260 to 2,310 square feet. A model unit of the Phase I homes will remain open through mid-December. Prices start in the $600,000 range.

Located at the intersection of South Shirlington Road and South Four Mile Run Drive, the Crest project is latest component of a mini development boom for the Shirlington area. Shirlington Crest stands just across the way from the recently completed Bowman’s Hill Towns 20-unit townhome project, which was completed in summer 2007. Other projects in the area include Monument Realty’s Randolph Square, Windsor Communities’ Io Piazza condominiums, Federal Realty’s newly expanded Village at Shirlington retail center and the upcoming bus station/transportation hub, the Shirlington Transit Center. Fred

Shirlington retail and commercial real estate news

DC's First Green Hotel on the Way

Developers of the "1 Hotel" are finally knocking down the former Nigerian Embassy at 22^nd and M Streets, NW (pictured below, looking not much worse than it has for the last decade). Demolition is courtesy of the Starwood Capital Group and Perseus Realty, LLC to make way for what may become Washington DC's first truly green hotel. In 2010, the development duo intends open the District’s first - a 182 room project that’s being dubbed "Washington’s first green luxury hotel" and the east coast flagship for Starwood’s new "luxe-eco" endeavors.

Coming in at 188,000 square feet, the Chad Oppenheim-designed edifice will consist of three "11-story volumes connected by glass enclosed vertical gardens." Drawing upon Victorian-era botanical gardens for inspiration, the architect claims that this configuration will function as a “living machine” that will serve as a natural air and water purification system. In a natural move for such a verdant project, the hotel will seek LEED certification and feature an organic spa, along with a green roof (with lounge) in the heart of Washington’s West End. Additionally, the development team is seeking to boost their green street cred by allying themselves National Resources Defense Council - to whom they will donate one percent of the profits from DC 1. While the embassy will be missed by few, popular restaurant Asia Nora is also being demolished to make way for green hotel, but the hotel group has plans for an organic restaurant within to replace the loss to the food supply of the West End, a neighborhood that will now have one of the highest concentrations of hotels in the DC area.

The 1 Hotel & Residences brand is Starwood’s attempt at bridging the gap between two equally trendy, yet totally opposite poles: high-class living and environmentally sound building practices. The hoteliers, who bought the land in 2006, will have plenty of competition for elegance - once completed it will stand directly across from the Ritz-Carlton and within a block of several upscale hotels - which may make it a good test case to see if green pays.

Other 1 locations currently in the pipeline include Paris, France; Seattle, WA; Scottsdale, AZ; Mammoth Lakes, CA; and Ft. Lauderdale, FL with further expansions planned for Los Angeles and New York. Construction of the DC location is being overseen be Tompkins Builders and, once open, is sure to be the most Google unfriendly hotel in the metropolitan area.

DC Makes Way for Northwest One

Mayor Adrian Fenty called a press conference in NoMa today to the showcase the demolition of the Temple Courts housing project – an abandoned housing complex that stands at the future site of the William C. Smith & Co. and Jair Lynch Development Partners’ mixed-use Northwest One project. The housing project was purchased by the District in 2007, after years of concerns about the poor educational and medical conditions for residents, as well as an escalating crime rate.

“To most people, this is the site of housing that has long been of condition that is unfit and unsuitable for residents of the District of Columbia, our own neighbors,” said Fenty. “Northwest One [will be]…the first place where you’ll have new communities with all different levels of housing and all different income levels – mixed with great retail, great community centers and great schools.”

The Northwest One project will bring $700 million worth of new development to a five-block chunk of the NoMa corridor – an initiative that will include the construction of 1600 new residential units, 200,000 square feet of office space, 40,000 square feet of ground-level retail and a one-acre public park. The District has pledged that nearly 25% of the on-site housing (570 units) will be reserved as affordable – an amount that Executive Director of the District of Columbia Housing Authority, Michael Kelly, assured the public would be “one-for-one replacement” of all affordable housing lost in demolition. The 172 families initially displaced by the closing of Temple Court were relocated at city expense and will be offered new units in the completed Northwest One complex.

“Today, we're celebrating the demolition of what is –without any kind of exaggeration – a symbol of isolation and socio-economic despair,” said Kelly. “In its place…will be a vibrant mixed-income neighborhood. A neighborhood that will have the lawyer next to the school teacher next to the welfare recipient – and from the outside you can’t tell who’s who.”

Fenty said that he expects a groundbreaking ceremony to be scheduled for early 2010 with construction expected to wrap up the following year. The Temple Court site is the second component of Northwest One currently in some phase of development – the $47 million Walker Jones complex (which includes a 100,000 square foot elementary and middle school) is currently under construction and is scheduled to be open by next August, just in time for the 2009-2010 school year.

Washington DC retail and commercial real estate news

The Views at Clarendon Stumps for Final Approval

After more than four years of legal and financial troubles, the Views at Clarendon seems to be finally be on track for construction and, if their luck holds out, a 2011 delivery. Nonprofit developer the Views at Clarendon Corporation (VCC) - a joint venture between the Arlington Partnership for Affordable Housing (APAH) and the First Baptist Church of Clarendon - still intends to bring a 116-unit mixed-income apartment building to the church's current site at 1210 North Highland Street, a deal that will preserve the existing church.

Perhaps not surprisingly for a religious organization, VCC is aiming their project at providing housing for disadvantaged tenants by way of housing that is both affordable and accessible to the handicapped. The Views will boast 46 market rate units – 6 of which will be “100% accessible” - and 70 "affordable" units – 6 of which will be reserved for families making under 50% of the area median income. Additionally, another 5 units will go towards the “County supportive housing program.” The building's floorplans will range from studios to three bedrooms, coupled with 120-space underground parking garage – just one block from Clarendon Metro. The project is being designed by MTFA Architecture.

Given that its developer is a nonprofit entity, the Views faced serious delays as APAH tracked down funding for the project. Just last week, the development corporation upped their Affordable Housing Investment Fund loan request from $5.3 million up to $6.5 million – on top of the low-income housing tax credits and additional federal loans that have already been secured. According to APAH, “this additional financing will enable construction to be completed by the end of 2011.” The Arlington County Board will decide whether or not that loan goes through at its meeting on December 13^th.

A need for increased funding, however, is not the first hang-up that Views has run into on the rocky road to development. The project was first approved in October 2004, and was then tied up in a zoning dispute that stretched all the way to the Virginia Supreme Court. After two years, a $200,000 lawsuit, and a “technical adjustment” to the applicable zoning ordinance, the county provided salvation to the church by giving approval in February 2007. Locals had filed a lawsuit to reverse the original zoning approval, objecting to the plan that would keep the current church and its 107-foot steeple, and include daycare and "moderately priced" housing. A circuit court judge had ruled against the neighbors in 2005, reversed in 2006 when the Virginia Supremes determined that the zoning board acted against its own zoning ordinance, a decision which begat the February 2007 approval. A further lawsuit to stop the project was dismissed in July, 2007.

A Threequel for the Arlington's Crystal House

Developer Archstone is moving ahead with plans to bring a third phase of residential development to their Crystal House condo and apartment complex in Arlington's Crystal City. Currently comprised of two 12-story towers with 400 units apiece, Archstone intends to add 252 new "lofts" to the development, bringing the total of on-site residential housing up to 1,075 units.

Located at 2000 South Eads Street, the developer is adding to their extensive portfolio in the Crystal City area. Once completed, the 270,000-square foot addition will neighbor the other two so-named buildings on South Eads Street, built 40 years ago as the first apartment-condo highrises in the neighborhood and the first to use the name "Crystal", generating a trend the other developers followed and that eventually lent its name to the area.

Though Archstone Vice President Daryl South tells DCMud that the developer “expects to have building permits within two months,” he declined to comment on when the project might begin construction. Torti Gallas will design the project. Archstone is one of the largest investors in apartment buildings nationwide.

Arlington, Virginia real estate development news

Half Street Digs Itself Out of a Hole

After weeks of speculation, construction is underway at Monument Realty's Half Street residential project. The prime real estate sits directly across from the Nationals' ballpark, was dug in the first months of 2007, with Monument's 275,000-s.f. office project rising on the northern portion of the crater. But when the remaining 2-acre hole sat vacant as the market was free-falling and funding of residential projects evaporated, speculation ensued about its demise. The hole became metaphorical as well as literal once it was revealed that Lehman Brothers, in a hole of its own, had an equity stake in the project.

But after 18 months without activity, construction is now underway on the site. Workers now seem to be assembling a subterranean parking garage at Half and N Streets SE - presumably a component of the hotel and 340-unit residential buildings planned for the site. And while the developer will not be able to hit their original target of a 2009 completion date, it does seem that rumors of the project's death have been greatly exaggerated.

"Monument is pursuing financing for the residential projects at the corner of N and Half Streets, SE. Clearly the changes in the market have made that task more difficult, but we have not made any plans to refill the excavated hole," says Monument Executive Vice President Russel Hines. "In addition to the office building [55 M Street SE], which will finish up in January, we are also building a portion of the garage that extends under the residential buildings – so, yes, there is some construction underway at this time."

In a related item, some portions of the Half Street project could be getting a new address, if a measure before the DC City Council goes through. According to the Washington Examiner, a vote next week will determine if a three-block portion of South Capitol Street (that also happens to border locale célèbre, Nationals Ballpark) will be renamed “Taxation without Representation Street.” Among those most directly affected by the switch would be Camden USA – which just happens to have a $105 million mixed-use project in the planning stages that fronts the avenue in question. We can see the signs now: Taxation without Representation Street Lofts now available! Have fun with that one, marketeers.

Washington DC commercial real estate news

Bethesda Gets Affordable

The Montgomery County Housing Opportunities Commission (HOC) scored one for the good guys last week, when the Montgomery County Planning Board approved the Edgemoor Phase IV Site Plan and, in turn, insured the construction of a new affordable housing development in Bethesda.

HOC intends to bring 12 Moderately Priced Dwelling Units (MPDUs) to a 5,350 square foot lot at 4917 Hampden Lane in downtown Bethesda. Designed by MHG Architects, the project will take the form of a four-story, brick facade apartment building with a "traditional one-family front porch." Other amenities planned for "transitional housing" facility include a landscaped courtyard "tucked" into the building's rear and a party room for entertaining. The Planning Board has encouraged HOC to pursue LEED certification for the building.

HOC has also made an additional commitment to bring “10 percent on-site Public Use Space along the [70 feet of] frontage of Hampden Lane” – a move which should appease the numerous residents in the immediate area (after construction is wraped up, that is). The site stands along a residential-retail corridor that adjoins the upscale City Homes townhomes development- also across from the Shoppes of Bethesda shopping center and roughly 1200 feet from the Bethesda Metro.

Bringing a development made up of 100% affordable housing to Bethesda required a little bit of give-and-take from all the parties. The site was initially under the control of Hampden Associates LLC, which had planned to bring a 60-unit condo development to the site and a neighboring parcel. In December of 2004, the County proposed a landswap, wherein Hampden Associates traded 4917 for another county-owned parcel on the corner of Hampden Lane and Arlington Road. That project is still scheduled to break ground in the first half of next year.

The project also survived complaints waged by four residents with property on the street, who had been hoping to welcome the Hampden Associates project as their new neighbor and proposed moving HOC’s project to another Bethesda location. In the end, letter of support from Charles R. Loehr, Park and Planning Director of the Maryland-National Capital Park and Planning Commission and Peter Engel, Real Estate Division Director of HOC seemed to sway the Planning Board’s favor. Demolition of the vacant house currently standing 4917 Hampden is expected to commence early next year.

Organic Grocer in Columbia Heights to Build in March

Richmond-based organic grocer Ellwood Thompson’s Local Market has announced it will start construction on its second location (and first District store) in March of next year. The grocer, which announced its intention to occupy the space last month, will build out the 15,000 square foot store inside the DC USA at 14^th and Irving Streets NW. It’s an area that Ellwood Thompson’s CEO, Ryan Youngman, saw as a perfect fit for his stores’ locally grown, organic produce.

ET bills itself as supporting "sustainable practices ...supporting local farmers" with food "free of artificial flavors, colors, preservatives and sweeteners." Said Youngman: "We’ve always seen DC as market that could really handle it. It’s always been on our list of places to go...We’re one independent store and wherever you grow, you want to get your biggest possible audience."

After meeting with nearly 20 developers and scouting locations across the city (including PN Hoffman’s storefront at Union Row, now occupied by Yes! Organic), Ellwood formally partnered with MV+A Architects to resurrect a derelict storefront at 14^th and Irving that the architecture firm had been seeking to fill with a viable tenant. Once completed – with historic facade intact - the new Ellwood Thompson’s will share the block with a recently opened Washington Sports Club location and Best Buy.

According to Youngman, the local community registered almost immediate support once word got out that his organization was vetting it as the possible location for an independent, health-conscious grocer – a feeling that was reciprocated on Ellwood Thompson’s end as well. Says Youngman:

We really just loved the walk of it. We loved the people and the activism aspect of it. I’ve got thousands of e-mails of testimony from people who wanted us to come up there...we just got hit after hit after hit and we’d like to profess our undying gratitude. After 800 or 900 e-mails, it just became the obvious location for us. This is also an economy where we really need to be in a place where the discretionary income is there and it’s under-served in that area. Giant is cranking away up there, but there’s no alternative for a grocery.

Washington DC-based Prince Construction has been selected to build the project. Construction is slated to begin in March of 2009.

Washington DC commercial real estate news

Convention Center Marriott Awaits Zoning Approval

Final plans for a new Convention Center Marriott will head before the Washington DC Zoning Commission tonight for a public hearing. Now dubbed the Washington Marriott Marquis, adjacent to the Walter E. Washington Convention Center, it is expected to catch little to no flak, as it conforms to the non-residential zoning standard already in place, and has been pushed for by District officials.

Additionally, Marriott is developing the project in unison with the Fenty administration under a handy piece of city legislation entitled the Public Space Utilization Act – which allows the Mayor to "enter into lease(s) with private parties for the rental of the space above or below streets and alleys in the District." That Act, however, leaves final approval of any such lease to the Commission, which will tonight discuss how the plans on hand sync with city regulations concerning building height, off-street parking, and traffic flow – all areas Marriott’s draftsmen appear to have to managed meticulously.

The plans for Marriott’s parcel at Massachusetts Avenue and 9^th Street NW call for construction of a new 1,150 room hotel with a two-level underground garage. Additionally, the AFL building currently on the site will get an extreme makeover into a 42 room “boutique hotel” connected to the main facility at several junctures. The PEPCO power station eyesore on the block will remain (but possibly receive an aesthetic makeover) and an underground tunnel linking the Marriott to the Convention Center’s east end will be constructed. Marriott has taken on Quadrangle Development Corporation to assist in the development process and has enlisted TBS Architects and Cooper Carry Architecture to design the project. Marriott hopes to garner a silver LEED certification for their flagship facility.

It is, however, important to note that tonight’s meeting will not address the project’s second planned component one block to the north, on the opposite side of L Street NW. Sean Madigan of the Office of the Deputy Mayor for Planning and Economic Development told DC Mud in 2007 that Marriott had abandoned plans to build a smaller, secondary hotel wing on that site and had instead chosen to redevelop the AFL building. The development team has yet to present any concrete ideas about what may happen with that parcel.

Tonight’s meeting is being held tonight at the Office of Zoning Hearing Room (441 4^th Street NW, Suite 220) and begins at 6:30 PM. The proceedings are open to the public, so this would be a good chance to get a head start on booking a room for 2012 inauguration.

Washington DC real estate development news

Clark to Add Residential to Lonely Atlas District

Metro area developer Clark Realty is moving forward with their planned Arboretum Place project - a 430-unit condo/apartment development at the tail-end of the H Street corridor - aka the Atlas District.

Described by the developer as a "multifamily luxury apartment community," the project will sit on a 5-acre vacant lot located at 1600 Maryland Avenue, NE. A firm timeline for the project has yet to be established, but Clark’s publicity contact at PR firm Tomb & Associates, Joy Lutes, tells DCMud that "Clark's intention is to move forward with the project and break ground after the first quarter." Designs for Arboretum Place are being handled by the Preston Partnership.

In furtherance of the project’s “luxury” qualifier, the developer plans to outfit the community with a pool, a business center, a gym, entertainment space and gardens – amenities competitive with other H Street developments like Senate Square and, eventually, Clark hopes to attract local retailers, though it is incorporating only about 5,000 s.f. of retail space on the site. In a neighborhood best known for outlets like “Fish Sandwiches” and “Alex Carry Out,” it will likely be a welcome and necessary change.

But nothing on H Street happens quickly: note the talk of development at places such as Capitol Place (on hold), the District's H Street Corridor Revitalization Plan, the H Street trolley line (always pending), and the District's Starbust reorganization plan for the nightmare intersection at Maryland Ave / H Street / Benning Road, to name just a few of the ambitious projects that have garnered far more time and money in outreach and planning than actual construction. Maybe next real estate boom.

Washington DC retail and real estate development news

Goodbye to the Social Safeway

In the latest salvo of the supermarket wars, Safeway is moving ahead with plans to start from scratch in Georgetown. Within the next year, the so-called "Social Safeway" at 1855 Wisconsin Avenue NW will be torn down to make way for a new "state-of the-art" facility that will better utilize the site and increase their market share as more and more of their competitors move from the suburbs to the inner city.

"Basically, what we're trying to do is to meet the standards of the District of Columbia. There's been a call for activating the streetscape more and trying to eliminate parking lots in the front of these large developments," says Safeway spokesman Craig Muckle. "Secondarily, it'll enable us to make our store larger to fit the type of amenities that we like to offer our customers."

However, there’s no rush to stock up on milk and toilet paper before the present location closes its doors. Muckle described the timeline for the new store as “in flux” and stressed that many of the details pertaining to the new development have yet to be finalized.

While Safeway has not yet revealed the developer and/or builder attached to the project, they have named Torti Gallas as their choice of architect. Some of Torti’s initial designs have already been presented to the community and are currently undergoing revisions – which will only see the light of day after local residents get first crack at them. “We don’t want to surprise the community,” says Muckle.

At present, the Department of Consumer and Regulatory Affairs has approved a raze application for what is, after all, an unsightly brick box, and the Historic Preservation Review Board has given their go-ahead to the project as well. Safeway higher-ups are presently engaged in the design review process with the US Commission of Fine Arts, the Old Georgetown Board and the ANC 2E – but remains dedicated to getting the new project in the ground as quickly as possible. According to Muckle, “This is an important project for us and we’d like to make it happen sooner rather than later.”

The new Social Safeway is just one component of the company’s redevelopment strategy for the District. After opening a new flagship store at City Vista this past September, the national supermarket chain announced a new initiative that would see them renovate all of their 17 DC locations by 2011 and add two new stores, as well – one for Petworth, and another at South Dakota Avenue and Riggs Road NE. Plans for a new Georgetown store were not specified in their announcement.

New Tenants for New Developments

Less than a week after Deputy Mayor Neil Albert assured the development community that prominent organizations would "still [be] leasing space here in the District," his words appear to be ringing true. Several developers behind major projects in both Washington and Northern Virginia have announced freshly inked deals this week, despite the tubercular state of real estate market.

Forest City's sprawling Southeast Waterfront development, The Yards, went public on Monday with news of two new tenants for the project's retail component - the Boilermaker Shops at 200 Tingey Street SE. Delaware-based brewery, Dogfish Head, has signed on to open a brewpub in the converted nautical manufacturing facility, as Forest City also nears an agreement with an as-of-yet unnamed jazz club for the site. Once completed in 2010, the Boilermaker Shops will boast 45,000 square feet of retail and up to five in-house restaurants.

Forest City’s slate at the Yards also includes a commercial office building at 401 M Street SE – which, according to the Washington Business Journal, will soon be home to the District’s third Harris Teeter grocery store. Also on the brown bag front, there is talk of a Whole Foods Market for the William C. Smith & Co.’s neighboring Square 737 project.

Over in the District’s second development hotspot, NoMa, another project nearing completion is also rapidly running out of vacancies. J Street Development’s 90,000 square foot condo complex at 111 K Street NE now has confirmed three not-for-profit organizations as soon-to-be tenants: the Sierra Club, the National Association of Student Personnel Administrators and, most recently, YWCA USA – the latter of whom will occupy the building’s entire 11^th floor. According to sources at the NoMa BID, the Gensler-designed building is now 60% leased and will deliver on-time in 2010.

Meanwhile, projects across the river in Arlington are working towards deals with even the most cash-strapped of clients – like the Arlington County government. The Monday Properties-controlled site at 1101 Wilson Boulevard (the pre-2002 home of the Newseum) is being pursued by the County Board as the possible site of a new Cultural Center – as part of a sweetheart deal the developer cut with the Arlington officials late year to facilitate the much beleaguered development of their project at 1812 North Moore Street.

County authorities estimate that it would take $4 million to convert the 53,826 square foot facility into a viable cultural venue. However, Monday won’t be seeing one cent from the County until next year’s numbers start to become clearer. “I will only recommend proceeding with the center once the County’s 2010 budget is clear, and only if a viable center can be developed with no new general tax revenues,” said County Manager Ron Carlee in a prepared statement.

If the County passes on the deal, the space will be given back to Monday “in exchange for approximately $10 million for the value of the public benefits.” At present, the terms of the deal would allow the County to occupy the space rent-free for the first 10 years of a 15 year lease. The Rosslyn Business District has already contributed $1 million towards construction costs associated with retrofitting the former museum.

"Affordable Luxury" Coming to Southeast DC

With a style they're labeling "affordable luxury," M&A Development and the Neighborhood Development Company are bringing 15 new condo units to 1751-1759 W Street, SE. The development is being marketed with some flair, such as the third dubbed "Fab Five” units – affordable apartments reserved for the "income restricted" - "once in a lifetime" prices that start at $104,900. (Maybe true if you were born after 2003, anyway.)

Coming in with 2, 3 or 4-bedroom floorplans, development at the W Street Condos will be divided between adjoining rowhouses, backed with 21 parking spaces, and surrounded by what the development team describes as "secure, gated landscaped grounds." Sizes of the 3 and 4-bedroom units is said to surpass 1,800 square feet, while residents are expected to benefit from the development’s lack of through traffic.

Uniquely, the homes are modular, built and assembled off-site, then inserted into their respective building’s frame. Although originally intended to open for business in fall of this year, NDC is now projecting a second quarter 2009 completion date for the new condos.

Like some other small scale projects underway in the burgeoning community, the W Street Condos are already touting their close proximity to major Southeast redevelopment initiatives in the offing. The W Street Condos press packet lists no less than 13 projects in "Anacostia and Congress Heights" that it reassuringly directs attention towards – none of which have have yet moved beyond the initial planning stages but which, nevertheless, may someday actually occur. These include the redevelopment of St. Elizabeths East, the Poplar Point Soccer Stadium, the Anacostia streetcar line and the Anacostia Gateway. We hope they do. Axis

A Two-Story Addition to Silver Spring CBD

8227 Fenton Street LLC is turning a surface parking lot into a new - albeit small - mixed-use development to Silver Spring. Located in "the Fenton Village revitalization area of the Silver Spring CBD," the site will soon house a new 9,226 square foot building, featuring ground floor retail and second story office space. The project will host three identically-sized retail outlets, per the developer's intent "to provide a building design with the greatest flexibility for future retail uses."

Gabe and Kathy Fontana, the husband and wife team behind the Fontana Real Estate Group, are behind the LLC that will build on their parcel - currently an informal parking a lot in the Easley's Subdivision of Fenton Village - within an area described by county authorities as "a mix of multi-cultural shops, neighborhood-serving retail, business services, small office buildings, and auto-related businesses.” Fenton Village proper happens to currently serve as buffer between downtown Silver Spring and the greater suburban development beyond – a situation which had some members of the Montgomery Planning Board (MPB) questioning the place of two-story shopping center within the redevelopment zone.

But because the way to a county planner's heart is to hand out "green" public areas, the MPB was assuaged by the developer’s offer to include 700 square feet of green space on site and the building’s intended use as local retail. From their viewpoint, it was hard to deny that anything would be more beneficial to the community than another big ol’ Silver Spring vacant lot. Additionally, with hundreds of residential units planned for the immediate area from developments (such as SilverPlace, Studio Plaza, 814 Thayer and Moda Vista), the intent is to add a dash of consumer retail to an area clogged with large office towers.

8227 Fenton is being designed by MV+A Associates. Therrien Waddell will serve as general contractor. Construction is expected to begin in April 2009.

Silver Spring real estate development news

Union Row Says Yes! We Can

Mayor Adrian Fenty, DC City Councilmembers Jim Graham and Muriel Bowser, and PN Hoffman CEO Monty Hoffman today cut the ribbon on the new Yes! Organic Market at 14^th and V's Union Row condominium development.

"This really epitomizes so many great things for Washington, DC," said Fenty. "One, the restoration, revitalization and resurgence of 14^th Street…Not only in the $150 million Union Row project, but the…$1 billion worth of investment in the Columbia Heights and U Street area over the past several years.”

The new 5,500 square foot grocery store at 2123 14^th Street marks the first retail outlet to open in PN Hoffman-developed, SK&I-designed high-rise development. Other shops coming soon to the mixed-use, mixed-income building will soon include a new drycleaners, a 6,000 square foot Eatonville restaurant from the owner of Busboys and Poets, and a new CVS - which opened its doors today as well - with slightly less fanfare.

Graham praised PN Hoffman’s stewardship of the project. “Others had tried to assemble a parcel of sufficient size as to build something that really meant something here. If you look back at [the Warehouses at Union Row], you can just how real genius it took to bring us here today.”

The Union Row store marks the fifth such location in the Metro area for the 40-year-old, locally-owned organic grocery chain. Next up, Yes! owner Gary Cha plans to open a new storefront along Georgia Avenue in Petworth and, according to Monty Hoffman, there is talk of bringing another to their development at the Southwest Waterfront.

“It’s not all bricks and mortar – it’s about programming as well,” said Hoffman. “We tried many different grocers before and none had the courage and vision that Gary did.” Union Row completed construction a little more than a year ago.

Washington DC retail and commercial real estate news