Sales Begin for Abdo’s Wooster and Mercer Lofts Project

After many months of waiting, Abdo Development, LLC, officially announced on November 1 that it has started sales for its Wooster and Mercer Lofts project at Clarendon Blvd. and Queen Street in Arlington. The Mercer Lofts building will house 34 condo units averaging about 1,500 sf, while its sister building Wooster Lofts will contain 53 units. Both brick structures will feature 17-foot ceilings and floating stairs, penthouses with 21-foot high living spaces, private roof terraces, and underground parking and storage. There will also be a garden pool between the buildings. Pricing begins in the $500,000s and goes up to $2 million. Delivery is expected by early 2007.

Five Developers Bid on McMillan Site

The National Capital Revitalization Corporation (NCRC) announced today that 5 development teams responded to its solicitation for development of Phase I of the McMillan sand filtration site along N. Capitol Street. The respondents were Horning Brothers, Republic Land Development, KSI Services, Inc., EYA and EastBanc, Inc. Each group has to have in place a development team consisting of Local Small Disadvantage Business Enterprises (LSDBEs) that must participate in the project’s equity stake in order to get the nod. Original plans incorporated massive mixed-use development, including 1200 residential units, with affordable housing, 100,000 s.f. of retail, a community center and "cultural center". No timeline has been set for choosing the developer.

Approval Granted for Two Columbia Pike Projects

This past week, the Arlington County Board issued its approval for two new projects along Columbia Pike as part of the county’s "Town Center" revitalization effort. The first project receiving the Board’s approval is Penrose Square (pictured), which will be located on Columbia Pike between Cleveland and Adams Street. This project, which will replace the existing Adams Square strip shopping center, will include 299 rental apartments, a new 61,500-sf Giant grocery store, and 36,000 sf of retail. The developers, Carbon Thompson Developers and B.M. Smith and Associates, will also provide land for a public plaza to be built by the county. The Board also approved a new project by developer Georgelas Group LLC, that will contain 188 rental units, 32,000 sf of retail, and 14,000 sf of office space, plus 408 parking spots. This development will be built on the site of the old Safeway store on Columbia Pike between Adams and Wayne Streets.

MRP Realty to Build Mixed-Use Development Near New York Avenue Metro

MRP Realty, the new development company recently formed by ex-Trammell Crow executives, appears ready to close on land at the intersection of Florida and New Your Avenues in NoMa, and hopes to break ground on its planned 950,000-sf mixed-use project by the end of this year. The development, next to the New York Avenue metro, is expected to consist of two office buildings, a hotel, and some residential housing (though the number of units is not yet known). With this intersection also featuring the new ATF building and a slew of other new residential and commercial projects, the MRP development will join a busy crossroads.

Metro to Put Up Three Prime Sites for Development

As part of its yearly drive to bring in money for its long-term transit projects and spur residential and retail development, the Washington Metropolitan Area Transit Authority (WMATA) has released three prime and long-unavailable sites alongside existing metro stops to private developers, and bids on these lots must be sent to WMATA by November 17. The three sites now up for bidding are: (1) a former air conditioning facility (14,000 sf) alongside the Navy Yard metro station in Southeast, located at Half and L Street SE, plus a 4,000-sf lot next to the metro entrance; (2) seven acres of a park-and-ride lot and bus terminal near the Capitol Heights metro stop in Prince George's County (this land would be sold instead of leased to a developer if the county decides to allow condos there); and (3) eight wooded acres near the Backlick Road VRE site (recently rezoned from industrial to commercial and residential use). The leases on all these sites will be for 60 years. WMATA will evaluate the bids starting November 17, and if a developer is selected for a site, the local jurisdiction will then review the proposal.

Monument Halves its Chase Condo Project in Bethesda

Monument Realty has "temporarily" stopped sales on half of its condo conversion project in Bethesda. The Chase, which sits across from the Bethesda Metro station, began sales in May of its two 7-story buildings - a North tower (122 units) and a South tower (255 units) at Woodmont and Edgemoor Rds, both former apartment buildings currently under renovation. While the sales office reports that 87 of the units have sold, slow sales in the North tower have caused Monument to freeze sales of that portion. Monument says that this is just a temporary shift to "focus the project" on the better-selling portion and that they are not abandoning sales, but buyers under contract in the North tower are reportedly being encouraged to switch to the South side, and settlements are being scheduled in the South tower only. Monument has already cancelled two conversion projects this year – the Prime in Arlington and the Park Center of Alexandria – but has plenty of work left with its Watergate hotel conversion, a 3.5 acre parcel across from the new stadium that will develop into an 800,000 s.f. mixed-use project when ground is broken early next year, as well as three other condo projects that are still selling. Condos at the Chase are offering a balconies, garage parking, a fitness center, concierge services, 2 pools and 2 tennis courts, priced from the high $200k's for a studio, the mid $300's for a one bedroom and from the high $500's for a two bedroom.

Montgomery County Planning Board Reviews Mixed-Use Designs for Silver Spring Project

On Thursday, October 26, the Montgomery County Planning Board of the Maryland-National Capital Park and Planning Commission (MC-MNCPPC) heard proposals from three development teams competing to design and build a new mixed-use project on 3.24 acres at the corner of Georgia Avenue and Spring Street, at the northwestern entrance to downtown Silver Spring. The development will include the new headquarters for the Montgomery County Park and Planning Commission (MCPPC), as well as workforce housing and retail. The three development teams selected to make presentations were: (1) Silver Place Joint-Venture, LLC (Donohoe Companies, Otis Warren & Company and MCF Investment Company), which is proposing to erect three buildings on the site (one residential, one mixed-use with residential, office space, and retail, and the PPC headquarters; (2) SilverPlace, LLC (Bozutto Group, Spaulding & Slye, and Harrison Development), which would build a 358-unit residential and mixed-use building along Georgia Avenue, with a specialized grocery store, and a nine-story office headquarters for PPC; and (3) PN Hoffman / Stonebridge Associates, which would build residential and retail on this site, and a new PPC headquarters at a different lot already owned by the team. The MC-MNCPPC is expected to make a decision on a winning team in early 2007, with redevelopment of the site completed by 2010.

Moderno Begins Sales

Lakritz Adler and Robertson Development unveiled their latest condo project, the Moderno, during the sales grand opening on Thursday evening, October 26. The Moderno is a new 19-unit condominium at 12th & U Sts. that will also offer ground floor and underground retail space and 12 outdoor parking spots, built in two adjoining structures of four and five stories. Unique features included in some units: 19-foot ceilings, Spanish built cabinets and - a truly unique feature -some units with outdoor showers, and some with hot tubs. Onebedrooms will start in the high $300k's and the 3-bedroom condos will step just over the $1 million line. Construction to begin by the end of 2006. Designed by CORE Architects of DC, this brick and glass structure features uber-modern interiors that incorporate stone flooring and minimalist interiors as well as glass bays to enlarge the sense of space. Located only one block from the U St. metro. Lakritz is also currently working on developing the Renaissance on Georgia Ave., with 105 “affordable” condominiums.

San Francisco Team Plays in Nationals’ Yard

San Francisco-based MacFarlane Partners, looking to capitalize on the new Nationals ballpark, is making big plans to continue playing in the Southeast DC residential and commercial market. The real estate investment management company, which has already made a 25 percent investment in the new $2 billion Southeast Federal Center (pictured), the 44-acre, mixed-use annex next to the Navy Yard, sees the nearby ballpark area as the logical next step for its development plans. To that end, the company is indicating that it plans to announce three new mixed-use projects (residential, office, and retail) near the stadium by the end of the year, totaling almost $400 million and covering up to 2 million sf – a significant addition to the crowded development field already committed to the neighborhood.

Tuscany Condos in Alexandria Terminates Sales

Bozzuto’s Tuscany condo project in the Landmark section of Alexandria is shutting down its sales office to convert to rental units when the building is completed early next year. Maryland-based Bozzuto broke ground on the project and began sales on the 104-unit building in early 2006, but recently the project website was taken down and Bozzuto’s main office has confirmed that the project will now become a rental building. Locally, the company is still completing work on its project in Capitol Heights, MD, called the Addison at St. Paul, and has not yet completed sales on the Fedora, a condo at DC’s Meridian Hill Park which completed earlier this year.

Alexandria Virginia new condo sales news

New Condos Come to Adams Morgan

The Adams Investment Group is has broken ground on a new condominium at 2426 Ontario Street between Adams Morgan and Meridian Hill Park. The Viya is replacing 3 townhouses formerly on the site with 16 "loft-style" units designed by Bonstra Haresign architects, overlooking a shared courtyard. The project will feature 10' ceilings and wood floors. Sales are not expected start until the Spring, and pricing is likely to start in the mid $300's for a 1-bedroom condo, going up to the mid $800's. The project will be adjacent to the long-awaited Harris Teeter supermarket, someday.

Onyx on First to Break Ground by Start of November

According to developers Faison and Canyon-Johnson Urban Funds (yes, that Magic Johnson), the Onyx on First - a 14-story, 226-unit condominium located at 1st and L Streets NE, just one block form the new Nationals ballpark - is expected to break ground by the end of October. This $100 million project, which will rise next to Opus’ planned 13-story office building at this location, will also feature a four-level underground parking garage with approximately 210 parking spaces and 65 storage spaces. Pricing is expected to start in the upper $200,000 range to the high $300,000s, with units averaging 725 sf. Completion is expected sometime in 2008, when the new ballpark should be ready.

Washington DC real estate development news

The Incredible Shrinking 2000 Wilson Boulevard

Elm Street Development’s planned project at 2000 Wilson Boulevard in Arlington is likely to get smaller, according to new plans it intends to submit to the Arlington County zoning board. Original plans called for 175 condo units, but the zoning board had objected to the "height and mass" of the building, forcing the developer to rescale the project. The new plans, to be submitted in February 2007, will likely bring the project down to 140 units. If approved, construction is not likely to start until 2008, giving a reprieve to Dr. Dremo’s and Taco Bell, which currently occupy the site – a temporary victory for beer and taco lovers.

Anacostia Waterfront Corp. Reveals Poplar Point Plans

The Anacostia Waterfront Corp. (AWC) is keeping itself quite busy these days, first with selecting a development team to work on its $800 million redevelopment of the Southwest waterfront along the Washington Channel, and now announcing at a recent community hearing its preliminary plans for its 110-acre Poplar Point project, located across the river from the Washington Navy Yard at the eastern foot of the South Capitol Street bridge in Southeast DC. The AWC expects the federal government to transfer this land to it in November. In addition to the site possibly hosting a new DC United soccer stadium and a hotel, initial plans also call for townhouses and mixed-income rental developments to be built, along with new retail and parks. Skidmore, Owings & Merrill LLP has been assigned the task of creating a design for Poplar Point.

Jair Lynch Announces $30 Million Project in Petworth

With the excitement surrounding Donatelli Development’s new Park Place project on top of the Georgia Avenue/Petworth metro station and the soon-to-begin-sales Jefferson Condos at 5401 9th Street, more developers are finally starting on their long-planned buildings for this hot neighborhood. The latest is Jair Lynch, which officially announced this week that it will build a $30 million residential project at 3910 Georgia Avenue, between Randolph and Shepherd Streets. (Jair Lynch received the development rights for this plot last May from the National Capital Revitalization Corporation.) Georgia Commons, as the project is called for now, will have 110 mixed-income apartments, as well as 19,500 sf of "neighborhood-serving" ground floor retail, including a 14,500-sf Results Gym. Design will be by Frank Schlesinger Assoc. and EDG. Delivery is expected in 2008.

Council Nixes Funding Plan for Stadium Parking

The DC Council yesterday failed to advance legislation to fund two above-ground (and one underground) parking garages adjacent to the new Nationals ballpark, punting (sports puns being appropriate) the issue out of the Council.  Mayor-in-wait Adrian Fenty had proposed a funding mechanism for the new garages (the city is required to provide 1225 parking spots for the stadium) that would not raise the previously agreed $611 million spending cap for the new stadium – of course, this creative accounting would require $56 million to be taken from non-stadium city funding, a method only a budget director could love. The new owners of the Nationals have proposed less expensive free-standing, above-ground parking, but Mayor Anthony Williams has proposed below-grade parking to allow for mixed-use development above the garage. The Council’s vote - for an emergency declaration to proceed – was 7 for, 6 against, which failed to meet the required supermajority for emergency measures. The worst-case scenario, if all options fail, is for the city to simply pave over the five-acre northern parcel to provide some parking spaces – a solution nobody wants. It is unclear whether the issue will next be taken up by the Council or by the DC Sports and Entertainment Commission.

Washington DC commercial property news

New Condo Development Rises in Mount Pleasant

With a majority of the new residential developments seemingly going up in long-neglected areas of the city, it’s always a pleasant surprise to see new condos being delivered in long-established and desired neighborhoods. This past week saw the beginning of sales at one such development: The Mount Pleasant, located at 3155 Mount Pleasant Avenue, just steps away (and above) the shops of this street and near Adams Morgan. This condo conversion of a three-story, 19-unit apartment building originally built in 1915, is owned by JGJ Properties, LLC, and was awarded the “Best Commercial Renovation” by Historic Mount Pleasant (HMP), and features studios and 1-bedroom units (some with vaulted 14-foot ceilings) starting at $169,000. Another perk: Wireless Internet for your surfing pleasure.

Alexandria Approves Developer’s New Fire Station in Potomac Yard Project

Despite community activists who fear the loss of quick fire response time, this weekend the Alexandria City Council approved plans for the developer of the Potomac Yard project to build a new $7 million fire station within the development. Potomac Yard Development LLC (a collaboration between Pulte Homes and Centex Homes) is pursuing a $700 million project over 165 acres along Route 1 just north of Alexandria with more than 1,973 condo and townhouse units, plus shops, offices and a 300-room hotel. The developer offered to build the new fire station for Alexandria after it was learned that the planned roads in the development might not be able to accommodate a turning fire truck (a nice way of saying that the trucks’ ladders would take swipes out of the sides of the deluxe new townhouses being built). The new fire station, because it will be built to the north and east of the current one, will have different approaches to the neighborhood that will help the turning radius of the trucks. In addition to the new station, the developer is also building 60 apartments above the station for low-income tenants. Residents have protested the plan for a new station, citing fears that moving fire trucks and staff from the station in nearby Del Ray to the new station across Route 1 would delay response times. However, city officials see this as a win-win situation, especially given the aging condition of the old station.

National Gateway Project To See Additional Office Towers

The National Gateway project, the mixed- use development slated for the Potomac Yard area along Route 1 between Crystal City and Alexandria next to Reagan National Airport, appears to be moving forward to its next phase, with this week’s announcement by developers The Meridian Group and Archon Group that they intend to develop an additional six office buildings with over 1.6 million sf of space to join their already planned two 12-story office buildings (440,000 sf, including a 45,000 sf health club) Meridian and Archon expect to start construction on the first two office buildings later this year, with completion targeted for 2009. When finally built (no completion date has yet been set), the overall National Gateway project - which also includes developers Comstock and Camden Realty – will cost over $1 billion and contain the above office space as well as another seven office buildings totaling 2.2 million sf, plus1,550 apartments and condo units totaling 880,000 sf, retail space totaling 210,000 sf ,and a 625-room hotel.

Myerton Abandons Condo Sales

The Myerton Condominiums has closed shop and gone the rental route. The 74-unit building, located just South of Arlington Boulevard on Courthouse Rd., was purchased by JBG and renovated over the past year. Sales began in the Spring but were withdrawn in September. JBG, which bought 555 Mass and converted the new apartment building into condominiums in 2005, has so far retained ownership of the Myerton apartments.

New Townhome/Condo Project Breaks Ground in SoFlo

They may call it Capitol Hill, but to you and me it's in SoFlo (south of Florida Avenue) near Gallaudet University. Ground has officially been broken on Capitol Hill Oasis, a 10-townhome development at 915-935 12th Street, NE - the southern intersection of 12th and K Streets at Florida Avenue, NE. Each townhome supposedly consists of one fully self-contained, four-story dwelling unit — each unit with elevator, five bathrooms and five bedrooms (if you're stylin' enough for a 'vette, judging from the image on the project's homepage). In addition, the developers - 12th Street Partners, LLC, G. B. Herndon & Associates, Inc., and International Concept Homes, Inc. all - are constructing a four-story building containing 16 condo units (a mix of 2 and 3-bedroom units) behind the townhomes. Construction is expected to be completed in Spring 2007, though this might be ambitious. Pricing for the townhomes is believed to be $1.5 million each – quite a hefty price tag. Then again, this up-and coming neighborhood has not seen luxury five-bedroom townhomes before, so we shall see....

Christopher Condo Sales to Begin Next Week

Sales are expected to begin this week for the Christopher condominium project, according to a representative from the Cornerstone Group (which has taken over sales for this project from the Tenacity Group). The Christopher, a renovated 84-unit building located at 3109 Naylor Rd. SE, near the Naylor metro station in Hillcrest, offers some of the most affordable unit prices inside (barely) the DC line, with 1-bedroom units starting at $140,000 (there are also 2-bedroom units available). Delivery is expected for the end of this year.