Today in Pictures - Union Market

Union Market - formerly known as the Capital City Market - is readying for its debut as D.C.'s newest culinary destination. Edens and developer J Street are redeveloping the historic site to create a "best-in class, year-round, indoor food market." More than 40 local vendors may set-up shop in the new Union Market, say its promoters.

Various plans were considered for the site before settling on the Edens plan. Union Market will celebrate its reopening June 3 with Sunday Supper in conjunction with the James Beard Foundation. The site has been the intended target of a much larger redevelopment project, but remedial work is now underway on the site for its conversion to a restaurant haven. Below are recent photos of the undeveloped site.
















Washington D.C. real estate development news

Your Next Place

By Franklin Schneider

I admit I'm one of those people who has no idea what anything costs and never looks at menu prices or pricetags (my frugal asian mother's head just exploded after reading that), so open-housing was and still is a shock to me. I'm always like "gosh, I'd totally pay thirty or even thirty-five thousand dollars for this Logan Circle four-bedroom," and then I do a latte spit-take when I see the actual seven-figure price.

But this place! When I saw it was "only" 845K, I swore it was a typo. ("I bet it's really $845 million!") That's how sweet this place is. A stunning "ultra-loft" that sports eighteen foot ceilings, this place is incredibly sleek, modern, and features high-end finishes, from Bosch and Wolf appliances to Hans Grohe fixtures to Duravit water closets. It might just take the crown of "coolest place I've seen in DC."

Upstairs, there are two large bedrooms and two large bathrooms, as well as a private roof terrace. Also, check out that awesome glass that separates off the lofted section. If I lived here, I'd keep the front door unlocked and pray for a burglar to come in so I could leap out and drop-kick them through the glass wall and onto the floor far below, like Tom Cruise in "Mission Impossible 4." The 600-square-foot private roof terrace is the perfect place for a party, with a wet bar, Jacuzzi, and even an outdoor shower! Can you imagine the possibilities? You'll have to, because I can't go into them here. This is a family blog, after all.

2351 Champlain Street NW Penthouse #2
2 Bedrooms, 2 Full Baths, 2 Half Baths
$845,000

Planning Board OKs JBG's New Woodmont East Plans

JBG Companies on Thursday received unanimous support from the Montgomery County Planning Board for its amended Woodmont East plans that more than double the lot size and revive a previously eliminated hotel.

JBG already planned to build in the same block at 7200 Woodmont Avenue, located between Elm Street and Bethesda Avenue. Shalom Baranes Associates designed the project with landscape design by Oehme van Sweden Landscape Architects.

Plans for the new section involve constructing two additional floors of office space on the existing Artery Building, adding retail space along the ground level, and building a new 182,950 s.f. hotel.

The hotel (center) and office/retail space along Bethesda Avenue

Amended plans also add 168,950 s.f. of office space, 25,088 s.f. of retail space and eliminate 22,974 s.f. of space for the 210 residential units.

Incorporation of the Capital Crescent Trail (mostly the alternate route along Bethesda Avenue) continued to raise concerns for the Board. Some feared that the increased foot traffic along Bethesda Avenue could create safety and logistical problems for trail users. But they ultimately were satisfied with the plan to use landscaping, curbs, outdoor dining areas and pavement changes to separate the sidewalk from the trail.

Trail construction hinges on the future Purple Line, Lot 31, and third-phase construction. All parties agreed that if the trail benchmarks are reached after construction of the second phase and before the third phase starts, the company can choose to either build the trail or pay the county to do it.

The Board did not raise any significant concerns with the rest of the plan. If fully constructed, Woodmont East would provide a link extending the revamped downtown area.

JBG's Holly Hull said the development is "extending and celebrating Bethesda Row."

Woodmont East will focus on the pedestrian experiences, presenters said. Following the lead of Bethesda Row, the sidewalks will be next to retail spaces. Outdoor dining will be pushed way from the buildings to keep the sidewalks clear. Artistic benches scattered throughout the property offer a place to "lounge." And building setbacks will give the appearance of low building heights.

Robert Sponseller, principal at Shalom Baranes Associates, said they strayed from the standard approach in designing this project. "We have designed from the public space up."

When completed, Woodmont East will have more than 1 million square feet of new and repurposed office, retail, residential and hotel space. Construction could start as early as 2013.

Bethesda, Maryland, real estate development news

Half Street Fairgrounds Opens

Nationals fans at yesterday's home opener had the chance to see the newest open-air market at the grand opening of Half Street Fairgrounds. Recycled shipping containers were refurbished and painted to make space for restaurants and shops.

The recycled metal boxes fill a site that eventually will be developed by Akridge. But until new construction starts, the site joins the ranks of Brooklyn's DeKalb Market and London's BOXPARK Shoreditch in finding ways to reuse old materials and underutilized sites.

Adjacent to the ball park, vendors at Half Street Fairgrounds can take advantage of game-day shopping, with an entertainment and shopping destination for the neighborhood.

“Beyond opening day, Fairgrounds is expected to provide a dynamic shopping, dining, and entertainment destination to the Capitol Riverfront Neighborhood throughout the summer and into fall,” a press release states.

The site was created by Akridge, Bo Blair of Georgetown Events, which operates The Bullpen on the site, and Mike Berman of Diverse Markets Management, which operates the Flea Market at Eastern Market and the Downtown Holiday Market at Penn Quarter. It was designed by Christy Schlesinger of Schlesinger Architects. DCRE Commercial is the leasing agent.

Washington, D.C., real estate development news

Your Next Place

By Franklin Schneider

This Dupont rowhome is definitely one of a kind. Set way back from the street and slightly elevated, it glowers down on you like that one person at the bar who's clearly way out of your class and knows it, and thus is the only person you're interested in, much to the chagrin of your best friend's coworker, who only came out because you were described to her as a "nice, normal guy." Ha ha, as if that even exists!

I loved the bright, wide living room in this place, and it opens out onto a beautiful flagstone patio. The kitchen is incredible, with acres of wraparound counter space. Standing in the kitchen felt like what I imagine it would feel like standing on the bridge of an aircraft carrier. (Or maybe I'm just used to my really tiny, crappy kitchen.) There are also a ton of unique, endearing little touches throughout the house, like the varied color schemes in the bedrooms, or the double ceiling fans in the master bedroom (which I've never seen, but is a downright brilliant idea). Out back, beyond the patio, is a huge two-car garage in which you could easily fit three or four cars (why do you own four cars?!).

My favorite part was the massive jacuzzi tub. My girlfriend was slightly hungover that day and she was like, "do you think I could quickly jump in the tub without the agent noticing?" I think she would've done it too, but she knew I would've immediately called all the other open-housers in and then posted pictures on Facebook of her getting dragged soaking wet and nude from the house by police. We have a love-hate relationship. (A 10/90 split, I'd say, which is still way better than my parents.)

1319 21st Street NW
5 Bedrooms, 3 Full Baths, 2 Partial
$1,900,000

Washington D.C. real estate news

Brightwood's Beacon Center Retooling with New Architect

Emory Beacon of Light Inc. requested a two-year zoning variance extension Tuesday morning for development of the Beacon Center, the mixed-use project planned on Georgia Avenue in Brightwood.

The group, a community development organization tied to Emory United Methodist Church, first received government approval in early 2010. But construction has not yet started on the $36 million project that will include church, residential, retail and community development space.

Hazel Broadnax, President of Emory Beacon of Light, said the group "had to change architects." Torti Gallas and Partners took over design duties started by PGN Architects.The project website states: "We have new architects with a strong history of affordable housing and community transformation projects across the country and in Washington, DC."

Changing architecture firms contributed to the delay and need for an extension of the approved zoning variance.

"When they were getting the plans ready for the next phase of the project, there were some things that had to be done that were not completed by the prior architects," Broadnax said. "Plus, our zoning variance was scheduled to expire this year. So we needed a two-year extension to get everything done and get plans to the contractor."

Despite the new architecture firm, exterior plans for the building remain the same. New construction will surround the existing church as previously planned. But the interior changed a bit.

Initial plans called for a 2-story gymnasium, but Broadnax said funding shortfalls scrapped those plans, making way for additional housing and services to better serve the veteran community.

Emory Beacon of Light still is working to secure $2 million for the project. The group has struggled with funding along the way, but Broadnax said the group now just has a $2 million "funding gap."

According to the project website, the group “will be simplifying the project and building in two phases.” It now comprises 5,700 s.f. of retail space; 10,600 s.f. of office, meeting and classroom space; and 96 parking spaces. Both buildings contain housing for a total of 15 transitional family housing units, 45 affordable family housing units, 32 permanent supportive housing for veterans, and 17 transitional housing units for single men.

Plans in 2010 called for 24 units of transitional space to help the homeless work toward permanent residency, 34 units reserved for senior citizens, 17 units for veterans and 16 affordable rentals.

Broadnax said the project now is in the design development phase, and everyone is working to get the plans to construction contractor Bozzuto. Emory Beacon of Light also partnered with development consultant Northern Real Estate Urban Ventures (NREUV) for the project.

Broadnax said she hopes for a groundbreaking this year with completion 18 to 24 months later.

Washington, D.C., real estate development news

Demolition Underway at Woodmont Triangle

Demolition crews are clearing the way for Donohoe Development Company's high-rise apartment and retail development, The Gallery of Bethesda, in Woodmont Triangle.

Commercial offices and surface parking lots at 4800 Auburn Avenue will make way for 234 apartments and 4,660 s.f. of retail.The new 17-story building "includes its own pedestrian street, public art, and a variety of green amenities," according to the project webpage.

The Gallery of Bethesda is the first residential building Donohoe plans for the area. Another phase of development includes a second high-rise with 221 apartments and 14,520 s.f. of retail space at 4850 Rugby Rd.

Both residential highrises are part of a larger plan dubbed Woodmont Central that brings office space, residential units and retail to the neighborhood. A third building at 8280 Wisconsin Ave. will feature 81,000 s.f. of "Class A" office space and 10,500 s.f. of ground-floor retail space. WDG Architecture designed all three buildings.

Update:
New renderings were added to this post.


Bethesda, Maryland, real estate development news

New Townhouses Headed to Naylor Court

Soil tests and utility studies are underway at 1321 Naylor Ct., NW, in preparation for building permits to construct new homes in the Blagden Alley/Naylor Court Historic District.

OPaL Principal Sean Ruppert said he hopes to begin work on the lot this summer. If all goes well, Naylor Court Stables at 10th and O could be completed by the end of this year.

 

The Board of Zoning Adjustments – the last stop before permitting – approved the zoning variances March 6. The plan to build three 2,600 s.f. townhouses previously gained approval from the Historic Preservation Review Board and received support from community associations.

Ruppert said the new homes are designed to blend with the historic carriage homes in the community while also offering a modern “west coast” feel. He said Seattle-based architect Greg Sparhawk of GPS Designs finds a way to bring natural light and design features that bring the outdoors inside.

“He can make things historic that blend with DC, but the flow and floor plan really does feel West Coast,” Ruppert said.

Original designs focused on a modern feel. But in working with the Historic Preservation Office, Ruppert said the designs evolved to blend with the historic buildings from the street while using a lot of glass in the back and on the third level.

The 2.5-story homes include a full basement and rooftop terraces. “Carriage houses” in back will serve as garages with a loft for storage. Ruppert said he has not yet set a price for the homes.

When completed, the three townhomes will be part of the unique neighborhood that focuses on alley life and still has a strong historic presence from the days of horse-drawn carriages.

Ruppert said it was important to him to foster that equestrian lifestyle in the project.

“It really is the most exciting thing I think I’ve done in my solo career since 2000,” he said. “I grew up on a horse farm, so to do something in D.C. that has an equestrian feel ... is really, really cool.”

Washington, D.C., real estate development news

Today in Pictures - Silver Line Metro

On Tuesday, Fairfax Board of Supervisors will vote on the county's financial participation in Phase 2 of the Dulles Metro line as Virginia budgeteers haggle over whether to provide additional funding. The 23 mile Silver Line will extend rail service from the East Falls Church Metro station to the Dulles Airport. Metropolitan Washington Airports Authority is building the rail extension. Phase 1, pictured below, has a price tag of $2.7b. Construction of Phase 1 is nearly 70% complete, and MWAA estimates the project will be done by late next year.

GW Proposes Campus Museum

George Washington University on Thursday presented to the Zoning Commission its plans for a museum at the corner of 21st and G streets on the Foggy Bottom campus. The plan includes renovating the historic Woodhull House (now home to the University Police Department) and constructing an adjacent 4-story building.

Hartman-Cox Architects designed the project that includes a combined 31,470 s.f. of new construction and renovated space. The new building will be a 24,126 s.f., 65-foot-tall building with 4 stories above grade and 2 stories below. A bridge will connect the new building to the Woodhull House.

Future museum site

Rendering of 21st Street view

Lee Becker, partner at Hartman-Cox, presented plans for the building during the Thursday meeting. He said the facade will be constructed primarily of Indiana limestone with some glass and metal, with a tooled cut on the limestone to create shadowing. The fourth floor will feature office space with a glass exterior, with a painted metal-framed penthouse to blend with the limestone. Bluestone pavers will connect the existing brick walkways and concrete streetscapes.

The $22 million project is slated for completion in 2014. The GW Museum will feature the Albert H. Small Washingtoniana Collection as well as provide a new home for The Textile Museum now located in two historic buildings on S Street in Kalorama.

Rendering of G Street view

Much of Thursday's zoning discussion focused on the location and procedures for bus and loading areas. Concerns from the community and commissioners included the need for a better plan to regulate where buses will drop off passengers and prevent them from idling on site.

The tight space and precarious design of a loading zone designated for moving exhibition pieces also raised some concerns. The University previously agreed to have trained personnel direct the deliveries, but some commissioners wanted more assurance that staff would be available on demand. The Zoning Commission did not vote Thursday, instead asking for more information before making a decision. The University will return to the Commission May 14.

A postponed Zoning Commission vote does not necessarily translate into a delay in the project. In an emailed statement, the University said the project timeline included flexibility for such an extension.

The University already received support from the D.C. Office of Planning, Historic Preservation Review Board and Department of Transportation. Video of Thursday's hearing is available from the DC Office of Zoning.

Washington, D.C. real estate development news

Your Next Place

By Franklin Schneider

This historic Federal home is right in the heart of good ol' Georgetown (named in honor of former president George W. Bush). (That was a total stab in the dark, I might be wrong.)

Inside, this lovely house features some of the finest woodwork I've ever seen, aged as perfectly as fine wine, or Julianne Moore. Upstairs are two generously proportioned bedrooms with en-suite bathrooms (yesss! contrary to what they told you in kindergarden, sharing is BAD). Downstairs is a formal living room and dining room, and the roomy kitchen features granite countertops, stainless steel appliances, and a sweet curving bench that immediately made me think, "every kitchen in America should have one of these." Instead we're all still perching blearily on stools at our breakfast bars like Valentine's Day night at the worst bar ever.

Best of all (at least in my opinion) is the covered elevated deck and ground-floor patio in back, that look out onto a huge garden. Seriously, I went back there to get a closer look, and it just kept on going and going and going. After a while I was like "aha! I'm just walking on a cleverly disguised treadmill, aren't I?" But no, turns out I'm just used to really small backyards. How depressing is that?

1307 35th Street, NW
2 Bedrooms, 3 Bathrooms
$2,150,000