NoMa Celebrates First Hotel

Not so long ago, there wasn't much reason to go to NoMa, and no place to stay if you did. Now, at least the latter problem has been solved. Representatives of Marriott International, the Finvarb Companies and the DC government came together today to cut the ribbon on the NoMa district's first hotel - an 8-story, 218-room Courtyard by Marriott with 10,000 square feet of ground floor retail and a direct connection to the Gallaudet University Metro. Elizabeth Price, President of the NoMa BID, told DCmud why the new development is an important stepping stone into the continued redevelopment of Northeast neighborhood.

"This...will really start to change us from an office dominated neighborhood to more mixed-use. It's a place that will attract visitors and tourists, but also support the office space." said Price. "It’s very attractive [to them] because it’s affordably priced, it’s one stop from Union Station and it’s close to the Metro. It has a lot of appeal for many different types of users.”

In addition, in-house amenities like a swank bistro, business center and swimming pool, guests at the $53 million first hotel will also have the privilege of flaunting their eco-awareness from atop the Courtyard’s green roof that will consist of “100 percent grass when fully grown” and offer a world-class view of the Capitol (or the sexy Florida Avenue/New York Avenue interchange, depending on one's orientation). But green initiatives aside, all the parties involved were prideful of another first that the hotel represents, as the District’s first Hispanic-owned Marriott.

Ray Bennett, Senior Vice President of Lodging and Development for Marriott International, touted the project as the latest fruit of his company’s “Diversity Ownership Initiative,” which has more than 300 new, minority-owned locations in the pipeline. Included in that figure are another five locations that the hotelier is pursuing with Bobby Finvarb and his development partners on the NoMA project: Harmon, Wilmot, Brown and Bagwell, LLP and Welburn Development, both of which are local, African-American owned businesses.

According to the NoMa BID, the new hotel, at 1325 2^nd Street, NE, will also soon be getting a new neighbor, as work labors along right next door on developer StonebridgeCarras’ large-scale Constitution Square project.

“[That project] continues to grow and that’s where we’ll have our first Harris Teeter, along with residential, hotel and office space,” said Price. She also provided a status update on Akridge’s Burham Place development behind Union Station, saying that the project and is still “several years away” and that the stimulus-funded restoration of the DC landmark it shares space with would likely have to conclude before work could begin.

In the meantime, for those keeping tabs on development in the area, that’s one down and many more to go. But, for a more up close and personal look, check out NoMA for yourself when the BID’s Summer Screen Festival starts up on June 10^th.

Washington DC commercial real estate news

District Announces Contenders for Downtown School Redevelopment

In their second announcement in as many weeks, the Office of the Deputy Mayor for Planning and Economic Planning has revealed the teams vying for redevelopment of a DC public school – this time for Thaddeus Stevens Elementary School at 1050 21^st Street, NW. The school was "the first modern school in the District built for African-American students,” is listed on the National Register of Historic Places and was the last DC public school to host a First Child when Amy Carter attended in the 1970's. Much like last week’s announcement of competitors for the Hine Junior High School site near Eastern Market, ODMPED says the proposals they’ve received include "various combinations of new housing, office space, hotels and neighborhood-serving retail" for the surrounding K Street/Foggy Bottom area.
The Stevens project has only seen three would-be development teams: Peebles Development LLC/The Walker Group; the Moddie Turay Company; and, lastly,the Neighborhood Development Company, in partnership with Equity Residential (which also has a bid in for the Eastern Market school) remain in contention. After initially soliciting the project in late 2008, the Deputy Mayor’s office has apparently knocked two-thirds of the responsive developers – including the Capitol Hill BID, Akridge and Donohoe Development – out of contention. 

"[The final] three teams have presented some interesting ideas and demonstrated the capacity to get the project done,” said newly minted City Administrator Neil Albert via press release.  The three teams and ODMPED reps will be on-hand to present their competing plans at a community meeting on June 11th. The forum will be held at the Francis-Stevens Education Campus at 2425 N Street, NW and begin at 6:30 pm.

NYU to Build Student Center in Downtown DC

Downtown DC will soon be getting a little taste of Greenwich Village, now that New York University’s College of Arts and Sciences (CAS) is moving forward with plans for 75,000 square foot, LEED gold-certified “multipurpose center” at 1307 L Street, NW. Entitled the NYU-DC Center, the educational/dormitory facility will house some 200 students studying off-campus at the site of former local dive bar Stoney’s (since relocated to swankier Logan Circle).

The Hickok Cole-designed complex will feature a lecture hall, seminar rooms and office space for NYU’s Office of Government and Community Affairs and John Brademas Center for the Study of Congress, below five-stories of student housing - should be easy to concentrate there. Though the NYU-DC Center won’t be operational until 2012 or 2013, the University is already attempting to spark interest in the center amongst its student body by lauding the selected site as “close to many NGO’s, and near one of Washington’s newest cultural centers, the 14^th Street corridor” – two factors that make it ripe for both cushy summer internships and late night downtown escapades. Students of economics, politics, art history, journalism and other CAS mainstays will be eligible for study at the Center. The project was spurred by a recent donation (of an undisclosed sum) from NYU alum and Washington litigator, Ronald Abramson.

Once completed, the Center will serve as NYU’s thirteenth off-campus (but first domestic) study abroad site; the University already has other locations across five continents in far-flung locales like Abu Dhabi, Shanghai, Ghana, Buenos Aires and Prague. However, seeing as NYU is one of the most expensive colleges in the nation (if not the world), student transplants to the District might be able to get a break on rent at Paradigm Development’s new Washington Center student housing complex, currently under construction in NoMA.

Arlington’s First LEED Gold Apartments Get a Name (and a Game Plan)

As reported last month, the Arlington County Board has approved the very first LEED gold-certified residential project in their fair portion of Northern Virginia. Now, Erkiletian Real Estate Services (ERES) informs DCmud that while the building may not quite start on time, at least it has a name – The Tellus (as in, "Tell us if going green is an actual selling point") – and a means to achieve the US Green Building Council’s second highest rating. Quoth the press release:

The Tellus will use storm water retention for on-site irrigation, obtain a portion of its power from a green source grid, and incorporate on-site solar. A beautifully landscaped outdoor plaza using native, drought-resistant plants will replace an old impervious parking garage. Bicycle and smart car options will be available to residents. Additional green building elements include low-flow plumbing fixtures and modern recycling systems. Plans also include a $75,000 public art project in partnership with Arlington Parks, Recreation & Cultural Resources.

The Lessard Group designed the building that will replace the Arlington Courthouse’s aging Executive Office Building at 2009 14^th Street North and include 254 rental residential units, 8,127 square feet of office space, first floor retail and an additional 2,257 square feet of "flex" space. A further selling point is the Tellus’ planned 26,000 square foot park that, from its perch atop a neighboring three-story parking garage, claims to offer views of downtown DC in all of its monumental gridlocked glory.

The current office complex on site, however, still stands and a date for demolition has yet to be decided. Though originally set for a third quarter 2009 start, ERES Development Manager, Bill Denton, says merely, “Construction plans are coming together well.”

Artomatic Does Southeast in Style

High culture and high-rise office space don't often collide, but they did today as DC arts organization, Artomatic, opened the doors on its landmark 10^th anniversary exhibition at Monument Realty's new 275,000 square foot, LEED silver-certified building at 55 M Street, SE in the Capitol Riverfront. With galleries on each of its nine-stories, this year's Artomatic celebration overlooks Nationals Park and the city's monumental core, while featuring the work of more than a thousand artists of just about every discernible sort – painters, sculptors, videographers, musicians, tattooists, poets, dancers and more. And, to wash down that load of multimedia, bars, retailers and vendors -- including the Hard Times Café, Red Bull, Cake Love, Busboys and Poets and the Flying Dog Brewery – are scattered throughout. The city legislators present, including Ward 6 Councilmember Tommy Wells and Congresswoman Eleanor Holmes Norton, touted this year’s festivities as the beginning of the “new 20003.”

“We’re no longer an emerging neighborhood. We’re here,” said Capitol Riverfront BID board member and Cohen Companies Executive Vice President Eric Siegel – who, in his acting his role with the latter organization, helped develop the Velocity Condominiums project a stone’s throw away at 1025 1^st Street, SE.

BID officials are projecting that Artomatic will draw some 70,000 visitors to the neighborhood (now dubbed “The ‘Front” for short) during its five-week run. The exhibition is open to the public starting today, Friday, May 29^th at noon. The opening gala will begin around 8 PM tonight and feature a fire dancers, 24 bands and performances and a discussion with PostSecret creator Frank Warren.

Artomatic 10 will close up shop on July 5^th, but until then, the exhibition will available for perusal on Wednesdays and Thursdays from 5 pm – 10 pm; Fridays and Saturdays from 12 noon -1 am; and Sundays from 12 noon – 10 pm.

And, having just returned from the sneak peek, let me state it plainly: it's pretty kick-ass.

Washington DC commercial property news

DC Proposes Tax on Co-op Sales

The Washington, DC Council has proposed taxing the sale of co-ops in the District, a move that would bring the transaction tax on co-op units into tax parity with the sale of fee simple and condominium sales. The new tax measure, buried deep in the Fiscal Year 2010 Budget Support Act of 2009, proposed by Chairman Vincent Grey, proposes to add a transaction fee to the sale of a co-op unit for both the buyer and the seller - 1.1% for sales under $400,000, 1.45% otherwise.

The sale of co-ops, technically a transfer of an economic interest rather than transfer in title, is not currently taxed by the District of Columbia; the proposed law would add an "economic equivalent" tax at the same rate as the transfer (tax on the seller) and recordation (tax on the buyer) taxes currently imposed by the District. While co-ops represent only a small fraction of real estate transactions, the District reckons it could pull in an additional $5m to $6m per annum for the next few years with the additional tax burden, compared to the $118m the District siphoned from transfer and recordation taxes last year.

The absence of recordation taxes is one of the few incentives to buying into a cooperative, most of which have more onerous rules than condominiums, carry underlying obligations to the purchaser, and bestow on the Board of Directors the power to reject applicants, all of which tends to suppress the price of co-ops below that of an equivalent condominium. The tax would take effect next year. In other words, sell now.

Lofts 14 Condominiums

Lofts 14 Condos, 1401 Church St., NW, Washington DC, 20005 

Lofts 14, by Metropolis Development, converted a three-story warehouse and auto showroom of Mott Motors, with a fourth floor added to the original structure, enveloped by a new five-story building for 85 units in the building. Metropolis incorporated historic features such as the original brick, adding a new building that envelops the old warehouse. Newer features include hardwood floors, granite and stainless appliances, common roof deck, balconies, terrace or patio, bike room, storage, and underground parking. This was the 2nd project for Washington-DC based Metropolis Development, after Langston Lofts, which has focused its efforts entirely on the 14th Street corridor near Logan Circle, before going bankrupt over its handling of the Metropole. This project stretches from 14th St. along Church Street, a one-time industrial strip, rare in Washington DC, that was, within a few years of this project's completion, fully converted into a trendy condo strip. The interior design is very modern, with bamboo floors, floor to ceiling windows, exposed ductwork, and Scavolini Italian cherry cabinetry. Architecture by RTKL, historic incorporation by EHT Traceries. The condominium originally sold out in 2005. 

Washington DC real estate news

  Post your comments about this condo below:

Work Begins on Capitol Riverfront's "Crown Jewel"

Developer Forest City Washington broke ground today on the latest Capitol Riverfront redevelopment initiative: the Park at the Yards. Located between Nationals Park and the Navy Yard, the $42 million, 5.4 acre park, designed by M. Paul Friedberg and Partners, was touted as "the core" and "crown jewel" of the greater Yards development. Once complete, the area will feature 2700 new units of housing, 400,000 square feet of retail and 1.8 million square feet of office space. The park’s first phase, scheduled for completion next summer, is set to include “vast open lawns” and landscaped gardens along a riverfront promenade that will incorporate an extension of the Anacostia Riverwalk Trail. Future work will include three retail pavilions, including one in the historically-protected Lumber Shed adjoining the site, with the end result of creating a world class waterfront destination.

“A world class city has to have a world class waterfront…This I think is the biggest piece of that and generations of Washingtonians are going to be thankful that this day occurred,” said DC Mayor Adrian Fenty.

Meanwhile, FCW President Deborah Ratner Salzberg told DCmud that other, more retail-centric pieces of the greater Yards puzzle, such as the Boilermaker Shops at 200 Tingey Street, SE, continue to fall into place. According to Salzberg, roughly 50% of that space is now leased and the FCW development team recently returned from a conference with potential retailers.

Despite rumors of business being slow in the from-scratch neighborhood surrounding the ballpark as construction continues, Claire Schaefer, Deputy Executive Director of the Capitol Riverfront BID, said that approximately 1,600 new residents are now in place in the area’s various rental and condo buildings, with that number expected to climb to 2,000 by year’s end. According to the Office of the Deputy Mayor for Planning and Economic Development, the Yards alone will host some 3,700 Southeast newcomers once work finally wraps sometime in the twenty-teens. Those figures will surely be helped along by the vast number of transit-oriented, “’smart growth” projects coming along as the riverfront coalesces - expanded bus services, water taxis, street cars and even horse-drawn buggies being among the options explored for a site that once hosted a government compound known as the Southeast Federal Center.

“You have to put all these pieces together to get to today…[This is] how a neighborhood gets transformed,” said Congresswoman Eleanor Holmes Norton, who facilitated the nation's first public-private partnership on federal land for the Yards project. “It is especially important to the neighborhood and city that there be a way to reach our river from which we have been isolated forever. This is a part of the city that has been opened to the people.”

H Street Country Club Now Open

After many a stop and start, the Atlas District's H Street corridor will finally see the long-awaited H Street Country Club open tonight. Brought to fruition by DC developer/restaurateur/man-about-town Joe Englert (who also counts the Rock and Roll Hotel, The Red & The Black and Palace of Wonders among his stable of popular destinations for area nightlife) and co-owners Ricardo Vegara and Blair Zervos, the 6800 square foot, 300-seat restaurant at 1335 H Street, NE, will offer up "Mexican cuisine with both southern and northern accents," (we don't know the difference either) along with beers, margaritas and tequilas of the same pedigree from along their 40-foot, tartan-covered bar.

The real crux of the HSCC’s appeal, however, is the in-house entertainment. Just as the nearby Palace of Wonders specializes in turn-of-the-century Fortean curiosities, the HSCC is will highlighting the best and rest of American pastimes with pool tables, shuffleboard, skeeball and, yes, mini-golf. The club’s second story hosts a 9-hole putt-putt course, designed by Arlington-based artist Lee T. Wheeler, which affords customers the chance to “shoot through the corridors of U Street, around the Washington Monument, and past towering K Street Lawyers” for a whopping seven bucks a pop. Baby back that, Chiles.

Washington DC real estate development news

New Condo Report: The Argent

Argent Condos, 1280 East West Highway, Silver Spring, MD
The sales center at The Argent, Perseus Realty LLC's $37 million Silver Spring condo building, has opened its doors and DCmud was among the first to peruse some of its 96 for-sale units. The Argent is something of a curiosity in DC metro area because, as other similarly minded residential developments in the area have converted to rentals, The Argent is forging ahead in a condo market gone south. Home Properties' 1200 East West Highway building, directly across the street, is under construction and hoping to finish up early next year - advertising only rental units - while the Portico, once envisioned as a condo, is now leasing. Other projects in the area have simply failed to materialize.

Nonetheless, the developer is hoping to combat any possible sticker shock by dropping prices on units once scheduled to start in the low $400s. As of today, a 636 square foot studio is going for $247,900, while prices top out at $553,900 for 1435 square two-bedroom with den. The building’s sole three-bedroom unit, located on the second floor, is priced at $570,900, measuring in at 1426 square feet. Those prices increase by roughly $3,000 the higher you climb in the building’s nine-stories - but don’t hold your breath for amenities while you’re up there.

"There’s a rooftop terrace. It’s walking distance to the grocery store and all the different shops…Unfortunately, there’s no pool [and] no exercise room,” said one of the sales

representatives working the project. The JSA Inc.-designed development is rounded out by a plaza/sculpture garden, fronting on East West Highway, that was designed by local artist Mary Ann E. Mears. The building opened on May 22^nd.

Post your comment on this project below

District Takes a Stab at Building Secure Evidence Depot

The District broke ground this morning on the Metropolitan Police Department’s new Property and Evidence Warehouse at the former site of the DC Village emergency shelter at 34 DC Village Lane, SW. The $20 million, 30,000 square-foot project is being developed as a joint venture between the Office of Property Management (OPM) and Akridge Development.

The Mayor’s office is pegging the project as "state-of-the-art" with features including a "computer-automated storage system for logging and retrieval of evidence," "video event logging of transactions," "radio frequency handheld portable terminals,” and “refrigerated units for storing DNA samples.” According to the original bid, the evidence warehouse will contain roughly two million items, including “narcotics, possible biohazards, cash/valuables, guns [and] oversize items” – some of which, according to legal guidelines, must be retained for up 65 years.

Though never explicitly stated, some of the security measures lined-up for the new warehouse seem targeted at reducing the reams of missing evidence – including “$16,453 in currency, seven revolvers, one shotgun, one BB gun, one derringer, marijuana, amphetamines and cocaine” – that failed to turn up during a 2008 audit of the MPD’s present facility at 2235 Shannon Place, SE. Per Washington, DC Mayor Adrian Fenty’s follow-up on the project’s status last February, the District also intends to cut costs by moving from the privately-owned building that they currently lease to the federally owned Southwest parcel. Several sites, including the largely abandoned St. Elizabeths Hospital in Anacostia, were bandied about before the OPM settled on the DC Village site that had itself been closed in October 2007 due to “poor living conditions.”

The District plans to have their new facility up and operational by the fall of 2010 and to qualify for, at the very least, a LEED silver certification.

New Shaw Library Seeks Out Stimulus Funds

Three years after it was initially scheduled for completion, work is finally underway on the long awaited Watha T. Daniel/Shaw Library. And the fact that excavation is now bristling along at the Rhode Island Avenue, NW site, courtesy of Forrester Construction, isn’t the only piece of good news for Shaw bibliophiles. Officials at DC Public Libraries (DCPL) now tell DCmud that some features originally envisioned for the new library –but that had to be shelved following drastic budget cuts in 2008 – could be restored, courtesy of an application for $282,000 worth of federal stimulus funds that is currently pending with the District Department of the Environment.

"[In] the initial design, we hoped to have a vegetative green roof on the library,” said DCPL spokesman George Williams. “From the conceptual design to putting together how much it would cost to actually build the library, the vegetative green roof was a feature that initially we could not afford. With the availability of stimulus funds, we thought it would be a great opportunity to put the roof back on…It was something that the library wanted and that the community around the library wanted as well.”

Moreover, the community has been wanting any sign of progress on the new 20,000 square foot, LEED-certified, Davis Brody Bond-designed library since its’ predecessor closed in 2004. Though the project formally broke ground this past November, work at the site has only recently geared up – a slow pace, even by DC standards. Nonetheless, DCPL pledges that not only were the delays warranted, but that they’ve also found a means to keep the public updated on progress at the site.

“[We were] making sure that we had all the appropriate permits, approvals and traffic plans taken care of…I don’t believe that our end time changed and we’re looking at scheduling the new library to open in spring 2010,” said Williams.        "We are now doing excavation and foundation work. There are roughly nine milestones [during construction] and we are now on the third…We’re going to put signs up that track what those milestones are as we reach them.”

According to DCPL, the milestones they have to achieve are, in ascending order, steel work, building exterior, interior construction, interior finishes and finally move-in. The agency is putting the building’s penultimate stage of development up for public debate and will hold sessions to “check out the interior finishes and furniture choices” at the Watha T. Daniel/Shaw Interim Library on June 15th from 12:00-1:00 pm, June 16th from 5:30-6:30 pm, June 17th 12:00-1:00 pm and June 18 from 5:30-6:30 pm.

Golden Arches Go High-Rise in Downtown Bethesda

Bethesda-Chevy Chase High School students will have one less parking lot to congregate in now that New York-based developers, the Clarett Group, have gotten the go-ahead to demolish the existing McDonald’s franchise at 4500 East West Highway and replace it with a nine-story office building.

The site – which currently houses the fast food chain, a small office building and a vast amount of surface parking – is to be re-appropriated for a new 98-foot, nine-story high-rise that will feature 13,300 square feet of ground level retail. The prominent downtown Bethesda location – just a block from the aforementioned high school and the Bethesda Metro Center – is intended to house a new restaurant and a few commercial outlets above three levels of below-grade parking. The rest of the Shalom Baranes-designed development will go towards Class A office space and a green roof.

However, to receive the approval of the Montgomery County Planning Board (MCPB), the development team was forced to acquiesce to a laundry list of county demands: the building must be completed in one construction phase, achieve a LEED silver certification, provide – at a minimum - 20% public use space.

In order to live up to the latter of those specifications, Clarett will install a 4500 square foot public plaza with “plantings, a water feature, and artwork” at the corner of East West Highway and Pearl Street. A final decision on the choice of artwork lies with the Montgomery County Art Review Panel, which is expected to announce their decision soon. According to Planning Board staff, the proposed plaza is a “direct response” to the provisions of Bethesda Sector Plan and will “serve as a gateway to downtown Bethesda.”

Furthermore, the site is also to be incorporated into the Georgetown Branch Trail, a local biking path that shadows the route of the upcoming (and much debated) Purple Line. Two 5-foot wide on-street bike paths will be laid along Pearl Street in order to connect it with the popular footpath, for a total of 6885 square feet of on-site public use space. Pearl Street itself was once proposed a Purple Line stop for Bus Rapid Transit –before the MCPB instead moved in favor of a light rail system. Given the close proximity of the high school and the heavy hiker/biker traffic in the area, Planning Board staff pledged that these infrastructural improvements will keep the “emphasis on safety and pedestrian access.”

After a preliminary hearing last October, Clarett’s final project plan was approved by the MCPB on December 4th. The MTA Purple Line Project team has also ruled that the plans present no conflict with their plans for a light rail system, as have the Maryland State Highway Administration and Montgomery County Department of Transportation. Construction is expected to commence in the fourth quarter of 2009. James G. Davis Construction Corp. will serve as general contractor.

DC Announces Contenders for Eastern Market School Site

Fresh off last week’s announcement that Eastern Market will reopen in June, the Office of the Deputy Mayor for Planning and Economic Development has gone public with their short-list of candidates for redevelopment of the nearby Hine Junior High School at 335 8th Street, SE.

The 43-year-old, 131,300 square foot educational facility was shuttered in 2007, in order to redirect $6.2 million worth of school funds towards leasing costs for the District of Columbia Public Schools' headquarters at 825 North Capitol Street, NE. Now, according to ODMPED officials, the various proposals aim to repurpose the Eastern Market site for “combinations of new housing, office space, nonprofit space and neighborhood-serving retail.” The six contending teams are:

1. The Bozzuto Group/Scallan Properties/Lehr Jackson Associates/E.R. Bacon Development, LLC/Blue Skye Development/CityStrategy, LLC

2. Equity Residential/Mosaic Urban Partners

3. Quadrangle Development Corporation/CapStone Development, LLC

4. National Leadership Campus/Western Development Group

5. Stanton Development Corporation/Eastbanc Inc./Autopark Inc./The Jarvis Companies/Dantes Partners

6. StreetSense/DSF/Menkiti Group

District administrators will be hosting a community showcase of all six proposals on June 10^th at Tyler Elementary at 1001 G Street, SE. The meeting will begin at 6 PM and is open to the public.

Bethesda Row Gets a Workout

As we blog, Virginia-based general contractor LF Jennings is hard at work on the latest commercial property addendum to Federal Realty Investment Trust’s success at Bethesda Row, the Champs Elysees of DC's yuppiedom. This time, they're working on a new, 45,000 square foot Equinox Fitness Club at Woodmont Avenue and Elm Street, across from Austin Grill.

Based on designs by Hickok Cole Architects, the three-story, LEED-certified uber-gym will be constructed out of “steel, brick, veneer and curtainwall,” according to the builder, and feature two levels that will include a basement pool. In keeping with the project’s aspirations of eco-friendliness, current plans call for a green roof that will “retain and filter rain water” for re-use in the development. Though the luxury workout spot will abut the decidedly less dapper Shoppes of Bethesda strip mall on one side, wealthy fitness buffs should be able to get a clear view of Bentley Bethesda from the top.

Work at the site began late last month and is likely to complete in spring 2010. That’s just about the same time that FRIT and the JBG Companies will be readying themselves to break ground on the mixed-use retail/residential towers, tentatively titled Woodmont East, on Bethesda Row’s southern side at Woodmont and Bethesda Avenues – meaning there’s beaucoup development in the works for America’s second most liveable city come the New Year.

Bethesda Maryland retail and real estate news

Southeast Seniors Get New Housing

A vacant lot at 2620 Bowen Road, SE in the Barry Farm community will soon be home to the Bowen Senior Apartments – a 37-unit apartment building for independent sexagenarians of Ward 8. Specifically described as a non-assisted living operation, the 23,502 square foot project is being spearheaded by the Bowen Group LLC – a partnership between Seattle-based senior care developers Second Family Inc. and property owner Shilda Frost-Labule.

"[My] history is that I’ve been a registered nurse for over the last past 30 years, and I have a history in working with pediatrics and elderly care," Frost-Labule told the DC Board of Zoning Adjustment in January 2007, shortly before receiving approval for the project. “I entered a RFP to provide housing for persons with disabilities in 2002, and during that time, I had several conversations with Department of Health, Department of Aging, and the Housing Authority, and they all were supportive of the project, stating that there was a great need for assistance with the elderly in the Southeast area…[That’s] when I bought the property.”

Designed by EDG Architects of Bethesda, the $3 million project is being funded through a combination of private loans, four housing trust funds and tax credits. Beyond providing merely new residences for area residents ages sixty and up, the development will also offer residents a wellness center to “provide services for individuals that might have chronic illnesses,” a multipurpose room and a shuttle service to provide “access to Metro, to shopping, to social, cultural events, as well as medical appointments.”

Once completed, the Bowen development will count the Howard Hill Apartments, Oxford Manor Apartments and another vacant parcel set aside for a future Hope VI housing project among its new neighbors. Hamel Builders will oversee construction when it begins later this year and will be accepting sub-contractor bids until 5 PM on June 9^th.

DHCD Seeks Developers for Vacant DC Properties

Washington DC's Department of Housing and Community Development's (DHCD) Property Acquisition and Disposition Division (PADD) has issued a Solitication for Offers for six long-neglected sites throughout the city with the intent of redeveloping them into a mix of affordable units and workforce housing. All of the residential properties are either vacant lots or dilapidated residential complexes: 3401 13^th Street, SE; 4 -14 Q Street and 14-16 Florida Avenue, NW; 1715-1717 28^th Place, SE; 1335 R Street, NW; 922 French Street, NW; and, lastly, 1713 New Jersey Avenue, NW – the latter being a site initially purchased in January's vacant property auction, but returned to DCHD after its would-be owner defaulted on the first payment.

"For some [of these properties], this isn’t their first showing. This isn’t the first time they’ve been out there. We’ve been looking for opportunities to…convert them into affordable housing…We’re stepping up our efforts to re-introduce these properties, so they don’t just sit and cost the city money to maintain,” said DHCD spokesman Angelita Colon-Francia, who also detailed for DCmud just how and why these six sites were selected from the District’s hundreds-strong catalogue of vacant properties.

“Some were eminent domain, some were tax foreclosures, some were inter-agency transfer of property, but, basically, these are properties that have been in our inventory for a long time…What we’re trying to do is to get them back into use and generate affordable and workforce housing out of them,” she said.

Prospective developers are welcome to bid on as many, or as few, properties as they see fit. The scope and size of the various revitalization efforts, however, will depend on area zoning statutes, as some sites are designated for single-family use, while others are zoned for multi-family development. The wide variety of locales and regulations governing the various sites hasn’t allowed DHCD to predict exactly how much housing will be generated after the projects are awarded – but nonetheless, they’re adhering to strict set of guidelines that makes a clear distinction between which will sites will be required to host affordable and/or workforce units.

“The bottom line is that all of them have a requirement that all buildings have 30% of the units identified as affordable at 60% or less of the Area Median Income (AMI),” said Colon. “There are two exceptions to that: the New Jersey Avenue property and the one on French Street. For those, we’re looking more at workforce. They’ll have to be at or below 120% AMI.”

As of Tuesday, 11 potential bidders have taken up DHCD on their solicitation and Colon encourages developers and non-profits “with the capacity and qualifications” to apply. To that effect, DHCD will be holding a pre-bid conference on June 8^th to “fill in the blanks.” The meeting will begin at 2 PM at DHCD headquarters at 1800 Martin Luther King, Jr. Boulevard, SE.

In the meantime, the solicitation is available in hard copy format only and can be picked up at the DHCD offices. Final proposals are due to agency by 3 PM on June 24^th. Colon-Francia says the selection process timeline will be contingent on the number of responses received.

Arlington: Finish or Demolish Bromptons at Cherrydale

The Bromptons at Cherrydale, a 22-unit, mixed-use townhouse-style condo and retail development at 3800 Lee Highway that has stood unfinished since 2006, must now either be either be fully completed or demolished, per an agreement between the Arlington County Board and developer Ed Peete.

 

After selling out the condos during the banner year for condo sales that was 2004, work on the Bromptons stopped in March 2006 after County inspectors found the structure to be faulty, with uneven floors and load-bearing members incapable of bearing the building’s weight. The developer laid the blame for the structural deficiencies on the project's structural engineers – whom Peete later took to court over the matter, though Peete is still working with the project architect.

Meanwhile, beginning in 2007, the developer pledged that he would demolish the work already underway, re-pour the foundation and begin the Bromptons anew. After two raze permits were granted – and lapsed – the County officially declared the quasi-building a "blight" in September 2008 and authorized legal action action against the Ed Peete Company, with the hope of recouping the estimated $600-900,000 of taxpayer funds required to demolish the building on the County’s dime. The County Attorney’s case was scheduled to be heard next week, but has been called off in the light of the settlement announced today.

According to Board Chairman Barbara Favola, today’s agreement “eliminates the uncertainty of this project that has become such an eyesore in the Cherrydale neighborhood.” Per the terms of the settlement, the Peete and company must “make the necessary repairs to complete the approved site plan project and bring it into compliance with the building code within an agreed timeline,” while giving the County the right to carry out demolition should the project not “proceed in accordance with a detailed timeline that specifies each incremental step in the re-design and repair process.” Peete will also be putting $250,000 in escrow to contribute to the cost of any eventual raze and work is set begin again at the site as early as next month. According to the County, the building’s exterior, along with sidewalks and landscaping, will be the first features attended to, so that “the community can begin to enjoy the benefits“ as soon as possible. WHA will remain onboard as the project's architect.

Arlington, VA real estate development news