Friday, February 12, 2010
Beneath Dupont, A Renaissance in the Making
Wednesday, February 10, 2010
Improvement Coming to King Street Metro?
The planners sought to address the cramped and unsafe pedestrian areas, especially the narrow walkways between the station entrance and the Duke Street Tunnel. The new design expands the walkways and creates pedestrian barriers to reduce the number of crossings at the Kiss and Ride area and protect walkers from traffic. However, several people in attendance at the January argued the design does not focus enough on pedestrian access and fails to create the fastest and most direct routes possible. City planners indicated they were open to reworking the pedestrian options, but had safety in mind over efficiency. Another questioner suggested removing all or at least some of the surface parking to increase pedestrian access, something the planners were also open to considering.
Planners also seek to improve problems with vehicular access and circulation, currently there is no re-circulation available for buses or autos. The new plan would allow re-circulation for cars, move the taxi stand farther from the station but would increase the amount of space. The design also attempted to fix problems for bike commuters by increasing the number of racks and moving the bike storage lockers to a more convenient location.
Public comments are due March 1st, email wanda.cudzilo-smith@ alexandriava.gov. The team will take comments into consideration and come up with a final design. With the money already in hand, construction could begin soon thereafter.
Alexandria Virginia real estate development news
DC's Overlapping Authorities: Not Just a Developer's Headache
Tuesday, Councilmember Tommy Wells tweeted at the NPS and DDOT about uncleared sidewalks on several blocks of Pennsylvania Avenue SE. DDOT promptly tweeted back that it was not responsible for the 800 block of Pennsylvania and suggested the sidewalks might belong to the NPS. Other twitter followers suggested contacting Department of Parks and Recreation for good measure. If you can get over the fact that all these conversations occurred on twitter (you are reading a blog, err online journal), then you might get a feel for the confusion that is public space in the District...during a snowstorm.
Though District law requires property owners to clear snow and ice from sidewalks, handicap ramps and steps abutting their property within the first 8 daylight hours after snow, sleet or ice stop falling, District Agencies have their own priorities. As Charles Allen, Chief of Staff for Councilmember Wells, explained about the Pennsylvania Avenue situation "some of the parks are DC managed parks while many others are managed by the National Park Service...NPS [is] putting it on their radar to get out and clear, but their priority is around the monument and federal areas."
How many authorities overlap in snow removal for public space? Well, Allen was not certain but listed "the AOC for the US Capitol grounds, National Park Service for the Mall, national parks and a lot of the “pocket parks” throughout the city, and then the DC Government manages all the other local parks."
Another high-profile example of conflicting authorities and priorities is the street car debate.
In a September review of the 11th Street bridge project, the NCPC stated that it "does not support a street car system with overhead wires in the L'Enfant City" and encouraged DDOT "to pursue alternative propulsion technologies...that do not require overhead wires." The NCPC ban on overhead wires in the downtown area means DDOT will either have to find a way to power the street cars without overhead wires or have the law changed to allow them. Headache.
Whether you're trudging through snow or trudging through bureaucratic red tape, at some point you'll likely get stuck in the mire of District and federal agencies that govern DC. Oh yeah, you can follow us on twitter @TheDCMud.
Washington, DC real estate development news
Tuesday, February 09, 2010
Arts vs. Parking Lot in Mt. Vernon
Labels: DMPED, Donohoe Companies, Holland, Mt. Vernon Triangle
Monday, February 08, 2010
That New Condo Smell: Coming Soon to a Parking Lot Near U
Labels: 14th Street, Bonstra Haresign Architects, Habte Sequar
Bonstra/Haresign architect David Baker tells DCMud the project was "on hold for over a year, but now it's moving forward thanks to a new owner." That would be Habte Sequar, officially Loford LLC, who also built Renaissance Condos near Logan Circle in 2008 and the Josephine at 440 Rhode Island Avenue, which were intended to be completed by now but have not yet begun settlements.
The condos are "in the permit stage right now. I guess [the groundbreaking date] all depends on when we get final approval," but, says Baker, "the owner is interviewing general contractors" and has an optimistic "early spring" groundbreaking in mind.
Assuming April showers bring May condominiums, 14th Street residents are in store for 3,000 s.f. of ground floor encased behind "a highly symmetrical" facade of glass and buff limestone. These design details are meant to play up 14th Street's automobile row legacy by invoking the look and feel of a new car showroom. On the R Street side, the height will be scaled back and a "warmer pallet with red brick" will help to integrate the residential and business identities of the building with the larger neighborhood.
Plans for the condos "were submitted before the IZ [the District's Inclusionary Zoning (IZ) Program] went into effect" last August, and although Baker can't say for certain that none of the units will be offered below market-rate, he doesn't believe there will be an affordable component to the project. The project may also have some direct competition from JBG one block north, which has plans for its own, much larger condo on 14th Street.
If you (ahem) check under the hood of this work in progress, you'll find plans for an underground, one-level, 18-space garage built into the vault space along R Street. Rounding out the top of the building are either one or two spacious penthouse-style condos. But while the penthouse unit(s) might feel quite spacious, the one and two-bedroom units making up the rest of the building will have to be squeezed into what's left of the 30,000 s.f. of space. Baker admits that "none" of these remaining 30+ condos will be "very large units" and most will fall into the "roughly 1,000 s.f." category.
Saturday, February 06, 2010
Arts Group Wants to Reinvigorate Stalled Developments
Anne Corbett, Executive Director for CuDC, said the group receives calls "regularly" from developers with random lots or project ideas, and that the new direction is as much an exercise in embracing offers that work as in being able to "say no" to projects that do not fit. With the plethora of "stalled and underutilized projects" in the DC region, Corbett said the partnerships could provide the extra oomph to get projects moving that would "otherwise be sitting on the shelf."
The Commercial Arts Space would combine artists' work space with private arts organizations - meaning retail, restaurant, graphic design firm or even a law firm - while providing space for artists to work. Corbett said the ideal commercial project would offer 100,000 s.f. of space, 20,000 s.f. of which would be dedicated to artists' work space to create a "critical mass" between artists and related businesses.
The Visiting Artists Housing would provide both long term (multiple months) and short-term (overnight) housing in a hostel-like setting capable of holding a minimum of 35 artists each night. Corbett said this project needs to be centrally located and close to a metro, but also needs to be in an area that would "substantially benefit from the spillover effect". In the RFEI, the non-profit points to the Atlas District and the dramatic change that came over the H Street Corridor and its renaissance. So Dupont is probably out, but Brookland or Petworth could be in.
To apply, a developer needs "development expertise, capital, and/or property for development." CuDC is willing to act in various roles within a project including acting as the lead developer, minority development partner, master lessee or as a facilities manager. The ideal projects would rehabilitation of an existing structure at an infill location.
And CuDC must have a strong voice in the development process. Corbett said "people who have worked with us know that we are not shy, regardless of the financial relationship we strike in a project; we're very forthright with our opinions."
Got a stalled project near the metro? Have an underutilized lot in a neighborhood in need of a cultural boon? Don't mind being bossed around by a non-profit? Responses are due March 26th.
Washington DC real estate development news
Friday, February 05, 2010
DC Bond: Back in Action?
In the past the bond program was designed to make home ownership affordable to buyers in DC. Not all buyers mind you, but a pool of buyers who might not otherwise qualify for a loan. The past program was aimed at first time buyers, those who had not previously owned a primary residence in the past three years, and even repeat buyers if they purchased in "certain targeted neighborhoods." The benefits of the program? Again, in the past there had been a 4% grant that could be used towards a down payment or closing costs. The interest rates on the loans were compatible with the conventional rates. There had been and presumably will be, maximum income limits and purchase prices that will determine final qualifications.
While yesterday's "soft release" meeting remains shrouded in mystery, DCMud has acquired tentative details on the new bond from sources familiar with the proceedings, which was an opportunity for bond lenders to dig into the details of the new bond, ask questions and offer suggestions about getting the word out to potential buyers, before the bond hits the market in the next few weeks. Though the details can and very well may change here's the gist:
The new bond rate will likely be set at 5.25% and would initially only be available as an FHA loan, with a conventional release potentially expected anywhere from 30 to 60 days later. The new bond may offer a $10,000 soft second to go towards a down payment or closing costs for buyers with little to no cash upfront. Income stipulations will probably remain the same, so buyers who qualify with FHA would qualify for the DC Bond. With interest rates on conventional loans expected to rise by the year's end, the DC Bond looks like an attractive option for many first-time home buyers.
The potential 5.25% rate on the bond is competitive with rates available in the local market and will become more so if rates do increase to the rumored 6% by year's end. The DCHFA is still working out the details of conventional loans with both Fannie and Freddie, negotiating rates and trying to determine whether to choose one or the other or both. The initial bond release could potentially be good through December 2010 with $25 million backed by the U.S. Treasury set aside to cover bonds during that time period.
The DC Bond presumably could sell quickly to the benefit of the industry and first time home buyers. If the spirit of the previous bond remains, this will be a huge boon for those first time home buyers who either have little or no cash to put towards a deposit, or simply couldn't qualify for a traditional loan. And the potential $10,000 for a down payment and closing cost help is a no-brainer.
The possibilities for the bond sound pretty good, but we'll have to wait a few weeks until the DCHFA releases official numbers to know for sure.
Washington, DC real estate development news
Thursday, February 04, 2010
DC Preservation League Seeks Historic Site Nominations
Sneak Peek at Future U Street Pub
Labels: Formdesign, Hilton Brothers, Shaw, U Street
Wednesday, February 03, 2010
Silver Spring Calls for More Residential Downtown
The County estimates that space would have the capacity for 120 units in 120,000 s.f. In return for a 99-year lease on the space, the County requires any developer to provide 30% of units at moderately priced levels, 30% as workforce housing and 40% as market rate units. The project would need to provide some on-site parking, but the County is encouraging creativity to minimize the need for parking, such as shared parking and flex car programs. The County also asks that the developer provide space for ground floor retail in the new building.
A few little hiccups make the site a little more complicated than most. First, the housing project cannot be built prior to the construction of the new library and any plans have to be coordinated with the library developer. Officials expect work to begin on the library site in mid 2010, though library construction will not start until officials have reached agreement on final design for the building, including how to incorporate the Purple Line, station and all, into the site. Second, some of the right-of-way for the proposed Purple line traverses the housing site as well, so any developer would need to work with the Maryland Transit Authority to make sure any development does not interfere with any potential future transit facility.
So if all that doesn't put a dent in your interest, submissions are due March 26, 2010 at 2 PM, a short list will be announced in April 2010, with follow-up details required by late May 2010.
Silver Spring real estate development news
Tuesday, February 02, 2010
Capitol Hill Tower
Labels: SK and I Architects, Tompkins Builders, Valhal Corp.
Silver Spring Church Goes Residential
Labels: Lakritz Adler, Silver Spring, Torti Gallas
Monday, February 01, 2010
Senate Square to be Auctioned
Labels: Abdo Development, Alex Cooper Auctioneers, auction, Broadway Development, Goldman Sachs, H Street Corridor
The two 12-story towers began sales as condos in September of 2005, but in 2007 converted to apartments when only 150 units went under contract. Since that time, the developer had fallen behind on mortgage payments to lender Goldman Sachs, and last October, California- based Douglas P. Wilson Companies was appointed as Receiver for Senate Square, requiring them to act as the developer on behalf of the court. On December 11, 2009, Goldman Sachs sold the note to Westbrook of New York. According to a representative of the Receiver, the project is currently 85% leased, more than 2 years after offering the building for lease, and that the new ownership is not likely to affect management or operation of Senate Square as an apartment building.
Senate Square was cleaved off from Abdo Development's Landmark Lofts condo project, which purchased site of the former Children's Museum for development; the two share a central amenities building. The auction will be held at 10am, February 23rd, at the auction house of Alex Cooper.
Washington, DC real estate development news
Friday, January 29, 2010
L'Enfant Plaza: Feds to Try Again?
Labels: I.M. Pei, JBG Companies, L'Enfant, PN Hoffman, Southwest
Thursday, January 28, 2010
Fancy Schmancy Bike Racks for Downtown DC
The BID's goal is to bring a vibrancy to the street level and remind people of alternative transportation methods. That said, a winning design need merely be capable of supporting two bikes upright by its frame. It's not practical, it's art.
Designs are due March 4th, selection will happen in April 2010 and final installation should occur by summer 2010.
Wednesday, January 27, 2010
New Restaurant for Georgia Avenue
Labels: Donatelli, Georgia Avenue, Hilton Brothers, Petworth
Tuesday, January 26, 2010
GWU Makes Claims to Historic Fame
The high-rise apartment buildings, according to HPRB documents, were largely built in the 1920's and 1930's when the area around GW saw a surge in demand for housing, thanks to the recently engorged federal government. The buildings are now used as residence halls; GW students/alums might remember The Everglades, The Flagler, The Keystone, Munson Hall and Milton Hall. Several of the buildings actually fall outside of the proposed historic district, but are considered historically significant enough to be landmarked along with structures inside the proposed boundaries.
The John J. Early Office and Studio would also receive historic designation. The studio was once the workspace of, you guessed it, John Earley, an artist, architect and engineer. We have him to thank for the idea for all the pre-cast concrete we see on buildings today. According to the HPRB staff report, you may have seen Earley's personal work on the ceiling of the Reptile House at the National Zoo or at the Justice Department. Located at 2131 G Street, the building is set back from the street and sits across from the new School Without Walls.
According to Bruce Yarnall of HPRB, the proposed historic district has not yet come before the HPRB; this week's review will merely examine elements within the plan for an historic district within Foggy Bottom.
Monday, January 25, 2010
McGinty's Takoma Theater: After 86 Years, is "The Party Over"?
As Director of the DC Office of Planning, Harriet Tregoning served as the Mayor's Agent, hearing testimony from McGinty, friends and former associates and Takoma residents. Tregoning gave McGinty until January 29th to submit documents supporting his claim that the theater can no longer remain operational without causing him undo financial strain. The community, including groups like the Takoma Theatre Conservancy will have seven days thereafter to respond to McGinty's new evidence.
According to McGinty's testimony at the hearing, he has spent more than $250,000 on renovating and repairing the theater since 1983, when he purchased the theater for $300,000. The theater, designed by architect John J. Zink, was built in 1923.
McGinty began leasing the theater for public plays and performances in 1995. In early 2007, he closed it down, then drew protests from the Takoma Theater Conservancy when he sought permits to raze the building to pave the way for office space. The HPRB blocked that, and McGinty worked with architect Paul Wilson to draw up a new plan to convert the space into a 43-unit, five-story apartment building while maintaining the theater's original facade and including a 100-seat venue. Last October, the HPRB once again disapproved of granting permits for a plan that called for demolishing 75% of the theater.
At the time of the hearing, McGinty had made no plans for public space in his design, nor had he planned the inclusion of an affordable housing component to the project outside what the Zoning Commission requires by law. Another strike: while arguing that his project is of "special public merit," McGinty added that the designs were "nothing out of this world."
Despite the community's reaction to the plans, McGinty was resolute in his decision to convert the space, testifying at the hearing that since 1983 he's been on the front lines working to put the theater "together piece by piece."
"It's easy for others to vote to preserve the theater. That's free," McGinty argued, and maintained that he has not received any formal offers from community members or developers hoping to purchase the property - though that's unlikely to happen, considering McGinty placed the property in a family trust to prevent a sale and told DCMud in August that he never has - and never will - consider a sale.
When asked whether or not he had taken into consideration HPRB's recommendations with his architect, McGinty said "no." He was equally clear on his position for the future of the theater as a public performance space under his ownership, stating that "after 86 years, if you'll pardon the expression, the party's over."
Depending on McGinty's ability to proffer evidence that maintaining the property without development would cause him undo financial strain, the party may, in fact, be over for development plans as well.
Washington, DC real estate and development news