The Shaw Shine Redemption

Q and A with Suzane Reatig  
by Beth Herman

Heralded for her consistent redesign and accruing revitalization of D.C.'s deteriorating Shaw neighborhood, where she practices architecture, Israeli-born and Technion-educated Suzane Reatig of Suzane Reatig Architecture continues to shine a tenacious light on Shaw's blighted blocks. Moving to Maryland during the 1975 recession, Reatig toiled for two years as a carpenter before finding work for various architectural firms, finally posting her own shingle in 1989. While her award-winning buildings are considered affordable as opposed to luxury designs, they are tantamount to the latter in many respects and celebrated for their exuberant facades, spare spatial qualities and prodigious use of natural light and air. DCMud spoke with Reatig about her latest multifamily project in Shaw.

DCMud: What is the genesis of the 623 M Street building, your eighth building in 20 years in Shaw, which we understand didn't start as a housing project at all.

Reatig: The existing building with eight apartments was in terrible shape, next to a church. The occupants were elderly, and they could walk to the church, though the building had a lot of exterior  steps which made it hard for them. The client, with whom I'd worked on another project, asked me to design a ramp. It really didn't make sense because there were also stairs inside the building these people would have to negotiate on their way to the ramp. I was able to convince the client that something more drastic was needed: a new building.

DCMud: But how did that work in terms of displacing an elderly group of residents - even temporarily?

Reatig: I was doing another building for the client on 7th Street and told him we would have some of the units accommodate these people for a while. Then we could bring them back. Interestingly, some of them loved the other building so much, they let us know they were going to stay.

DCMud: Did this alter the M Street design in any way?

Reatig: When we realized the elderly residents were not coming back, we added a mezzanine (with staircases) to three top floor units, making them larger and fancier. These could be rented at market rate and there were nine units in all.

DCMud: What about the site itself, which we understand was a real challenge?

Reatig: We were dealing with only a 4,700 s.f. site, including building and parking, and all the zoning regulations. But we achieved the design, in three stories, with an elevator though it was no longer critical in terms of the residents' needs. The exterior is concrete and has brightly-colored panels.

DCMud: Can you explain the absence of wood in this design, and perhaps in some of your other projects.

Reatig: We could have built it like you build houses, but it's an urban design, so for noise and fire safety purposes we do it the way highrises are built.

DCMud: Some may say there's an absence of sustainable elements in the M Street building, but you have other ideas about that.

Reatig: To build sustainably, you want to build something that will stand a long time and that people will want to use. It's not about LEED points but rather if it's built well, it will endure and people will continue to be comfortable living there.

DCMud: Tell us about the interiors, with your signature focus on light and ventilation.

Reatig: The lower six units are one bedroom, 800 s.f. The top floor (three units) are 900 s.f. with the mezzanines, and a roof deck. Some apartments have three exposures so they are more like a house. Glass is low-E with a mix of fixed and operable windows. The units have cross-ventilation. There are exposed polished concrete floors.When they were marketed, they rented immediately. I've said before that whenever we design housing, we do something we would want to live in.

DCMud: You have spoken a great deal in the past of infill architecture, like this building on M Street. So how does it reflect the neighborhood vernacular?

Reatig: Actually it's very different than the surrounding buildings, which are very old and a brown brick - very monotone. We have a building that is cheerful and makes people smile. You can always see the light inside and lots of color.

DCMud: In what ways does your considerable stint as a carpenter in the '70s affect your work today?

Reatig: It gives me something important in terms of understanding materials as we don't always consider how things are built. I also have a great appreciation for these people who do the work. I always tell the contractor that as architects, we do a small portion of the work. They are the ones who build and are much more important than us, though the teamwork is also very important.

DCMud: Speaking of a city that thrives on teamwork, is there a particular D.C. site that appeals to you?

Reatig: There are a lot of buildings I love in D.C. like the Corcoran and I.M. Pei's National Gallery. I love buildings like the Freer that have courtyards. The Portrait Gallery enclosed theirs in glass, but I loved it when it was open and you could sit there with fountains and trees. It was lovely - a real oasis.

Photos courtesy of Alan Karchmer.

National Women's History Museum Taking Steps Toward Mall Site

If another year is approaching, it must be time for considering another museum on the Mall.  Considering that a museum dedicated to African Americans is currently rising on the Mall's front yard, Martin Luther King got one, Eisenhower's is on the way, and Latinos are vying for one as well, why not a women’s history museum?  There is a coalition of folks who’ve been agitating for just that since 1996.  Having built a comprehensive website and an administrative office in Alexandria, little by little, they’re making some headway in moving to DC’s federal heart.

In mid-September, legislation to establish a commission that would identify a site for a National Women's History Museum was introduced in Congress, sponsored by Rep. Carolyn Maloney (D-NY) and Sen. Susan Collins (R-ME). It’s a relatively small step, but a crucial one if the museum is to be directly on the Mall, the organization’s goal.

“We previously had legislation that did identify a site, but it then came on our radar that there’s another site on the National Mall,” explained Joan Wages, the museum’s president and CEO. “To consider that site, we need Congress to form a commission to study this.” Of course, she admits, “getting something through Congress is a major hurdle. But we’re working with Maloney and Collins’ staff now to see if there’s any way we could get something through the lame duck session or during the first part of next year.”

Wages declined to describe the plot she and the museum’s board have identified, though she did say it’s located on the south side of the Mall. According to Carol Johnson, a spokeswoman for the National Parks Service, the Mall is currently considered "a finished work of art"--publicity about the African American museum touts it as getting the last available spot on the Mall--but that can be overriden by Congress.

The originally-proposed site was at 12th and Independence Avenue, across from the Freer Gallery, but was less than ideal: the spot has a road running directly through it, requiring a building to arch over the roadway and mandating a number of tricky permits.

Eventual plans are fairly ambitious. The concept, said Wages, would be “a world class museum—I think we’d be looking at 200,000 square feet and up.” As for content, she laughed. “There’s hundreds of years of women’s history. I think there’ll be plenty to put in there.” 

But a permanent structure is clearly quite a ways off. For now, the group is gathering support; the organization already has over 50,000 charter members, according to Wages, and almost 50 national organizations representing more than 8 million people have signed on.

Supporters are also closely watching other museums’ strategies; after all, the African American museum also started out as a grassroots movement that took decades to reach fruition.

In the meantime, museum staff are building out the website, which is currently running 22 virtual exhibits about women’s history, such as “First but not the Last: Women who Ran for President.” There’s no shortage of topics, said Wages, adding, “Women’s history is virtually left out of history textbooks today.”

Washington, D.C., real estate development news

Valor Development Moving on New Residential near H Street Corridor

Developers are set to break ground this month on an $11 million dollar residential project that will bring 84 new condominiums to DC's H Street Corridor.  The five story building will  replace vacant church buildings at 1350 Maryland Avenue NE, at the intersection with 14th Street and south of H Street.

1340 Maryland Ave. - Rendering: Valor Development

Will Lansing of Valor Development, project developer, told DCMud plans call for one and two-bedroom units and a roof deck.  Former plans called for a mix of retail and residential, but the latest of the iteration of the project is residential only.  Eichberg Construction is the general contractor on the project and the architectural firm is PGN Architects.  Launched under the moniker The Maia, the name of the project has also changed, Lansing said.  The building's new name is The Maryland.

"I think it will be a nice [building] for that neighborhood," Lansing told DCMud.  "For the most part, that neighborhood is all row houses, a scattered bunch of small condo buildings, but otherwise mostly apartments, so we’ll be pretty much the only condo inventory coming online in that neighborhood for a while."

DC's District Department of Transportation (DDOT) says it expects to start streetcar service with 10 stops along a two mile stretch of H Street by 2014.  The city also says this first of several lines in the proposed future $1.5 billion DC Streetcar project, when it goes online, will raise property values all along the H Street corridor.  Now, two retail clusters anchor the east and west ends of the corridor, and The Maryland is on new developments are sprouting up beyond the street too.

*Amanda Abrams contributed reporting for this story.

Today in Pictures - DC's First Walmart

Washington D.C.'s first Walmart may be a year from completion, but the building is already well underway.  The mixed-use building at 77 H Street, NW, broke ground this spring, the first of 6 planned for the District to get underway - an 80,000 s.f. Walmart in the middle, apartments on either side.

"The planning and preparation is moving ahead quickly," said Charlie Maier, an outside spokesman on behalf of Chevy Chase-based JBG Companies. JBG Rosenfeld, JBG's sister company which focuses on mixed-use retail and will also partner on the project. Walmart has already signed its lease for the site, which will be known going forward as 77 H, as it will line up along H Street on its southern edge.

MV+A Architects, which designed the Whole Foods at 15th and P as well as mixed-use projects in Tyson's Corner, Alexandria and Herndon, along with The Preston Partnership, creator of the Kentlands plan in Gaithersburg will serve as designers, Maier said. JBG has already gotten its construction and zoning permits for the apartment and retail complex that will be built on the site, he said. "We've already started planning for a groundbreaking," he said.

Earlier this week, parts of the Ward 6 site along H Street, not far from Massachusetts Ave., and Union Station had been fenced-off and signage erected. The complex will include about 300 apartments on 280,000 feet along H Street and an 80,000 square-foot store. 

Washington, D.C. retail and real estate news

Eat Stay Love: Lebanese Taverna

Q and A with Francisco Beltran and Angel Betancourt
by Beth Herman


Very much a family affair, the revered late 1980's-era Lebanese Taverna in Woodley Park, at 2641 Connecticut Avenue NW, is one of six restaurants, four cafe's and a market in the industrious Abi-Najm kin's epicurean gallery. Undergoing a complete demolition, Principal Francisco Beltran of Design Republica and project manager Angel Betancourt of Potomac Construction Services reimagined the 165-seat, 4,300 s.f. space. DCMud spoke with Beltran - veteran of more than 100 restaurant designs - and Betancourt about the venue, which reopened in early November.

DCMud: From a general perspective, what did the renovation entail?

Betancourt: It was a total demolition resulting in a more open feeling and contemporary design.

DCMud: Did anything survive the former design?

Betancourt: We did retain the cross-vaulted ceiling, though removed a lot of beams so the ceiling looks higher.

Beltran: The cross-vaults were something the family had invented back in '88, and that became the heart and soul of the restaurant. However previously, they'd had bulkheads that concealed air ducts and crossed the dining room horizontally that connected at points of the cross-vault. When we removed them, the illusion of a much grander ceiling, though it was already at 15.5 feet, was created. Removing the bulkheads gave a lot of verticality to the space as it's very linear and narrow.

DCMud:Was the space reconfigured in any way, and if so for what purposes?

Beltran: The restaurant had taken over an adjacent space in the mid-90s, making it into the private dining room - but it had no connection to the front of the house and people felt they were not dining in the heart of the restaurant. In the new design that space became the kitchen, and the new private dining room was conceived as a part of the main dining room.


DCMud: There appears to be a lot of sumptuous custom mill and tilework.

Beltran: The way we chose to finish the walls, floor surfaces and more was based on the Lebanese tradition of using hardwoods like walnut, much of which is reclaimed wood.Tabletops throughout are reclaimed walnut.

The main floor is assimilated wood plank flooring that's made of porcelain. It provides the illusion of warm hardwoods but is much more durable and non-slip. Custom concrete tile was used on the bar faces, and will be used on the storefront facade later on.

Carpet tiles in the restaurant are recyclable and have an oversized print and more of an antique look, which gave a warmth and character to the main dining room.

DCMud:  The private dining room appears to be swaddled, if you will, for luxury and sound.

Beltran: In that space, we used a floor-to-ceiling striping pattern where we alternated walnut hardwood planks in between 18-inch wide fabric panels, actually Homasote boards with batting, for dimension. We wrapped green tea leaf velvet fabric. All three major walls are encased in wood and velvet panels.

In the other part of the restaurant, we used copper velvet fabric for the banquettes treated with Nanotech stainguarding.

DCMud: Can you speak to the lighting?

Beltran: All lighting is LED. Chandeliers were custom made in Egypt specifically for this project. The chandeliers in the wall that divide the private dining room from the main dining room are Moroccan lanterns that we find in most Lebanese Taverna restaurants.

DCMud: Does the new restaurant resemble any of the others?

Beltran: From the time I first starting working with the family, in 2000, it was clear they didn't want their spaces to look like anything cookie-cutter, or a franchise. Each restaurant is specifically designed and detailed within the community - each has a different look and feel. And it's always a team effort, as the family, chefs and staff are deeply involved. The food, service and friendliness may be the same, but the experience of the surroundings is completely different. And the family treats each restaurant like it's their only one.

DCMud: More like Louis Sullivan's contextual architecture, perhaps.

Beltran: Each speaks the language of its community or neighborhood.

DCMud: You began working for family in the restaurant business when you were 14 years old, something that evolved to later experiences with renowned chefs/restauranteurs Victorio Testa, Roberto Donna and others. Is your hospitality design work a strategic outcome of this?

Beltran: I knew in junior high school I wanted to be an architect. Combining food and design was more of a coincidence, though, when the first architecture firm at which I worked  did a restaurant. I said, 'I know all this,' so it was a natural blending and I never looked back.

DCMud: Is there a particular D.C. building that has impacted you as an architect?

Beltran: It has to be the Holocaust Museum. It's not so much the displays but the actual path through the building - the lighting. It's the way the walls enclose and direct you to experience the space - something very successful, very powerful and moving. I try and do that with my restaurants. I want to tell a story and give a different experience in any point of the restaurant - not just have it be one big open space where you see everything and know what it is. If you sit in different areas, they should evoke different feelings and emotions.

Washington DC retail design news

Downtown Bethesda Project Heads Back to Planning Board

A hotel is back on the boards for Woodmont East, the long-planned JBG Companies development on Bethesda Row, if the Montgomery County Planning Board accepts the latest amendments to allow redevelopment of an additional site -- Artery Plaza -- that is an existing 11-story office building at 7200 Wisconsin Ave.

New plans include a hotel with as many as 230 rooms along with additional retail and office space, to be considered by the planning board during the April 12 hearing. JBG nixed plans for a hotel in 2009 because of market trends, instead designating the area as office space.

The County already approved the Project Plan and Preliminary Plan in 2008, and approved an amendment to those plans in 2009.  JBG now proposes another amendment to allow additional development of an adjacent site. Total real estate development including new and existing space now could include the hotel, 81,165 s.f. of retail space, 755,739 s.f. of office space, and 210 residential units (with 12.5 percent MPDUs), according to the revised staff report prepared for the hearing. The additional property brings the site to 5.82 acres with 4.85 acres available for developing the more than 1.2 million square foot project.

2009 rendering of Woodmont East

Matthew Blocher, Senior Vice President at JBG, said the company is unable to discuss the project until after the hearing.

But according to the staff report, proposed construction will take place in three phases with some office and retail space created in all three phases. Residential units will be built in the first phase. The hotel will follow in the second phase. The third phase entails redeveloping the Artery building with two upper floors of office space and ground-floor retail.

Federal Realty Investment Trust (FRT), owners of half the Woodmont site, partnered with JBG for the development project designed by Shalom Baranes Architects.

The planning board is no stranger to Woodmont East proposals. The board first heard plans for the site in 2007, at which time it denied the application for further consideration of the project’s impact on Capital Crescent Trail. The developers agreed to reroute the path along Bethesda Avenue.

Other concerns included the impact on buildings already onsite. The new staff report states only a stand-alone restaurant and an office building fronting on Bethesda Avenue will be removed, while the Landmark theater will remain. Already approved plans call for third-phase construction of residential space to replace an existing parking deck.

Staff-recommended conditions on approval of the new amendments still include specific measures to keep the trail open during construction, provide an alternate route and install signs to guide trail users. Other conditions in the report require a green roof, LEED Rating Certification with an effort to achieve LEED Silver, and traffic mitigation measures. This will take place directly across the street from redevelopment of the parking lot into condos and apartments.

Bethesda, Maryland, real estate development news

Your Next Place

This fresh new build in Chevy Chase is 7300 square feet of pure undiluted luxury, or approximately one square foot for every time I muttered "I knew I should've gone to law school," as I glanced covetously around during the open house.  From the moment you walk through the imposing double front doors, you know you're entering a very special place, sort of like when you down that eighth shot of tequila.  The house seems even huger from the inside, with a double-height entryway leading into a number of high-ceilinged, wide-open rooms.  The great room features a majestic Porcelanosa wall that you could totally rappel down if you were trying to impress your guests, or were just really stupid.  The kitchen is just massive, with a marble-topped island that features a gourmet chef's range, and the best in high-end appliances.

Upstairs, the master bath sports one of those rainwater showers that simulates being homeless and bathing in the rain (just kidding, I love these showers), and a jacuzzi tub that I would've come back and stolen later that night, if I owned a crane.  There's also an exercise room and a sauna.  If I had a sauna in my own home, I'd use it so much I'd look like a lank-haired pink raisin. Also, if you're single, just imagine the power of being able to say, at closing time, "hey, after hours party in my private in-home sauna?"  And finally, there's a heated three car garage, so you can rest easy at night, knowing your vehicles are toasty and warm.

7035 Wyndale Street NW
6 Bedrooms, 8 Baths
$1,949,000

Washington D.C. real estate news

Takoma Central Underway

Its been a long time coming, but construction at Takoma's metro-centered residential project is at last underway.  Developers have begun work at 233 and 235 Carroll Street, on the District's side of Takoma, on 2 buildings that add 150 rental apartments to the traditionally tranquil neighborhood.

Development partners Federal Capital Partners (FCP) and Level2 Development, (in a crowded field of partners that includes MCZ and SGA Architects), began work last week
on the pair of buildings designed by SGA Architects, a 4-story building at the corner of Maple Avenue and a 5-story adjacent building closer to the Metro station.

Now actively under construction, Level2 partner Jeff Blum says construction to start moving up from the bottom of the hole will commence "within the next few weeks."  His plan incorporates the original 4-story building, plus a new 5-story, warehouse-like building to the west, along with new mandates on what to build.  "The original project was designed and permitted under a set of zoning regulations that did not include the Takoma Overlay [increased density] nor inclusionary zoning [affordable housing requirements]. "  The ANC initially argued against the height, but Blum notes that the higher density is permitted under the new zoning, a decision he says is "appropriate because it is only a few hundred feet from the Metro station."

Each building will have its own parking garage (about 100 spaces total), with a total of 9700 s.f. of retail space.  The buildings will be wood-framed over concrete, with differing architectural styles - the 4-story building featuring an "art-deco flavor," and the other a 19th century red brick, warehouse style apartment building.  A "3-story glassy hyphen" will connect the two.  Developers are shooting for LEED certification this time around, and expect completion in March of 2014.

The project has long stuttered, and for those that enjoy the long, twisted tale that accompanies many development projects, the tale of Takoma Central doesn't disappoint.  Bethesda-based architecture firm SGA purchased the lot for redevelopment in 2004, with plans to build Ecco Park condominiums - "green," but not LEED certified, said the owner.

To prep, the developer partially remediated the soil on the former gas station site, then announced the project in 2006.  With nothing more than clean dirt at the site, the SGA sold a third of the 85 condos, but the coming housing bust forced the developer (and financial partners) to rethink, and like many other condo projects, the development went rental.  At least on paper.

Returning deposit checks, SGA announced the project would still go forward, now as an apartment building.  But financiers were as scarce as condo buyers, and it was not until August of 2010 that the developer thought it had a financial partner, and Ellisdale was awarded a $13m construction contract.  But financing was elusive, and it was not until early 2011 that Level2 and MCZ entered the picture to partner with SGA, acquiring the second site and expanding the scope of the project.  Finally, earlier this year, FCP joined the fray and the site took on new life.

"This is a neighborhood that is thirsting for new retail" says Blum of Level2, noting that the new streetscape "will better connect the Metro station to the existing shopping area on the Maryland side."  In addition to the extra retail frontage, Blum says the sidewalk "is going to be vastly improved" - "from a 4-ft path of lose bricks and other obstacles" to an 18-foot wide space, including 6-foot sidewalk and space for a sidewalk cafe, for "a much nicer, and safer, pedestrian experience." Hamel Builders is doing the construction.  Finally.

Washington D.C. real estate development news

Latest Plans for St. Elizabeths Irk Preservationists

Gateway Pavilion rendering. Image: DMPED site

An architecturally progressive cultural venue, Gateway Pavilion will bring new life to DC's Congress Heights neighborhood, its high-profile design team told DC's Historic Preservation Review Board (HPRB) Thursday.  The board received comments on the design for an "interim" arts and cultural venue planned for the heart of the 173-acre campus of psychological hospital St. Elizabeths Campus East.  It did not vote on the plans.

Plans for Gateway Pavilion call for a dramatic, wing-like roof and a five-module system that can be re-positioned to adapt the landscape of the venue, such as a for farmers' market or a concert stage, the design team told the HPRB.  The pavilion is being cast as a temporary, or "interim", anchor for a larger, planned 750,000 square foot build-out of the East Campus.

The Gateway Pavilion model at WDCEP Showcase

The Office of the Deputy Mayor for Planning and Economic Development (DMPED) selected the design team of Davis Brody Bond, KADCON, and Robert Silman Associates in a bid to design and develop the venue on the city-owned land.  The high-profile firms are, individually, behind such sites as the National September 11th Memorial and the reconstruction of D.C.'s Eastern Market. 

St. Elizabeth's, perched on the fringe of Ward 8, sits on the brink of a major overhaul under a master plan by the General Services Administration (GSA), the property management arm of the federal government, that calls for 4.5 million s.f. of office space to one day house the Department of Homeland Security.

Construction on the West Campus is already underway, and the East Campus package is set for delivery in 2023.  The entire campus is expected to one day host about 14,000 employees.  The new headquarters for the U.S. Coast Guard could bring 4,000 workers to the neighborhood by August.

Gateway Pavilion. Image: DMPED site

"Our challenge is to continue to brand the campus as something that is not a mental institution," said Ethan Warsh of DMPED.  He said the design met the Department's goals of bringing food options and entertainment amenities to the neighborhood east of the Anacostia River, and to an increasing number of workers in the area.

The concept design has gone before the Commission on Fine Arts, the body charged with overseeing design changes to historical properties in the District, which recommended several changes including increasing walkability and sight lines across the property.  The proposed design calls for bike parking, rooftop rainwater collection, and self-composting toilets.

Gateway Pavilion model at WDCEP Showcase

But the venue's seductive, green design isn't wooing everyone.  A member of the DC Preservation League (DCPL) argued the design obscured the historic buildings, and that the neighborhood needed basic retail more than it did entertainment venue and quick lunches.  

"This was also an area that we discussed should be the last possible space for development," said Rebecca Miller of DCPL. She said the neighborhood won't benefit from "fast, casual lunch places."  Backers said the site would be able to host eight to ten food trucks at any given time.

Instead, Miller said, neighborhood residents need places to buy basics, such as stockings.  "It cannot be all things to all people," Warsh, of DMPED, later commented.  "It can only be what $5 million will get us."

Note:  An earlier version of this article, in quoting the DC government's website, may have misleadingly implied that KADCON and Davis Brody Bond worked on the Eastern Market DC restoration.  That is incorrect.  Robert Silman Associates was the structural engineering firm on the project.

GSA Master Plan for St. Elizabeth's Campus.

Washington DC retail and real estate news

Costello Construction Chosen as Contractor for Silver Spring Library

When Montgomery County’s division chief for the Department of General Services described the new Silver Spring library as a real priority project for the county, he wasn’t just talking.

The county has been swiftly moving forward and is set to announce that a general contractor, Costello Construction, has been picked to build the new structure. The Columbia, Md.-based company also built Silver Spring’s much-lauded civic building at Veterans Plaza, which means its representatives have experience working with city and county officials, the community, and local utility companies.

“The lowest bidder was Costello, and they were within the budgeted amount, so the contract will be awarded to them,” said Susanne Churchill, the senior architect and project manager with the county’s Department of General Services. “They really wanted the project.”

The bidding process closed on November 7, and the contractor was recently chosen. The next steps should occur quite rapidly. The county and company are currently hammering out administrative details, and the company should begin work a few days after that. But observers might not notice much activity on the site at first, as the company gears up for construction by purchasing trailers and renting equipment. That should be just in time for the holidays, delaying the start date a bit. “This is a bad time, but one way or the other, we’ve started conversations about first steps, and they’ll probably be starting in January,” said Churchill.

That’s certainly not too soon for the many Silver Spring residents who’ve been anxiously discussing and waiting for their new library. The project, a 63,000 square foot building designed by the Lukmire Partnership at the corner of Fenton Street and Wayne Avenue, has been on the table since 1999, when the county approved funding for it, but progress has moved very slowly.

When it’s finished, the city will have a new downtown library that’s almost four times bigger than the current one. A five-story building with a glass curtain wall that crosses above the Purple Line’s path, the structure will include an arts center on the first two floors and expanded meeting spaces, a computer lab, and a larger children’s section on the top three.

The project should be done by late 2014.

Silver Spring, Maryland, real estate development news