Tenleytown Safeway Indefinite Postponement

It looks like all the fuss over the Tenleytown Safeway at 4203 Davenport Street is far from over. Last night the DC Zoning Commission approved a request from the Safeway project team to indefinitely postpone the review of the submitted plan, which was scheduled for this Thursday. The team submitted their request indicating they needed more time go back and address some issues brought forth by the Office of Planning and the community. The indefinite nature of the postponement suggests the Safeway team has been nudged into submission by the neighborhood over the past few months; in August a Safeway spokesperson had anticipated plans would be finalized by this past September.

The existing Safeway store is 35,000 s.f. and, according to the plans initially submitted to the Office of Planning, the new store, designed by Torti Gallas, would grow to 58,000 s.f. and include neighborhood retail like a coffee shop, dry cleaners and florist. The project would provide 176 off-street parking spaces, some of which will be on the ground level below the elevated grocery story and some in a surface parking lot. The roof would have 1400 s.f. of green roof elements, the remainder would be a "cool roof," which means a mere 2.6% of the roof is currently designed to be green. Though Craig Muckle, a spokesperson for Safeway, said the building would have other green features and would aim for LEED Silver at minimum.

In October, the Office of Planning expressed concerns about various elements of the plan and requested additional environmental benefits such as an expanded green roof and increased permeability in the surface parking lot. The OP report also cited issues with elements of the site design and building placement. The current plans seeks exemptions including a reduced number of parking spaces, providing 176 when 185 are required, and zoning changes, as several of the included lots are currently zoned for residential uses. Among the more significant requests from Planning was that the applicant better address why the project, given its location, should get zoning exemptions since, unlike many similar projects, the plan does not include any residential density. OP seems to suggest the project has neither demonstrated a need for the requested flexibility nor demonstrated the additional benefits to the community to justify a change in the zoning evaluation from a matter of right to PUD. To paraphrase, what's in it for "us"? A question neighbors have been more than willing to ask.

Neighbors object to a variety of elements about the plan. Certain voices clamor for dense mixed-use development that includes residential space and retail independent of the grocer. Others in the neighborhood prefer the short and squat nature of buildings in the surrounding area and would prefer to see changes come as matter of right development, leaving out the chance of future denser development. Then there are the standard worries about noise, traffic, and lack of community benefits. The community has some reconciling to do and Safeway now has plenty of time to get that feedback.

According to Muckle, the group "had been doing outreach and a number of issues arose" the team requested "more time to explore the issues without the pressure of a pending hearing prohibiting them from examining as fully as needed." Why the indefinite proposal then, why not six months? Muckle said Safeway did not want to be "pigeonholed" by a timeline. In Safeway's request for postponement, the team indicated that they will work with the community and Office of Planning to come to a consensus of sorts at which point the team and Commission will schedule a new hearing.

Washington, DC real estate and development news

Fennessy Lofts

Fennessy Lofts, 1209 13th St., NW, Washington DC
Fennessy Lofts is a 9-story, 38-unit condo building in Logan Circle with 1 and 2-story condos, completed in early 2008, some with balconies and private rooftop space. Upgrade options include tilework for the kitchens and bathrooms, installed sound systems and flat screen TVs, though standard details were not lavish, with features like a laminate lobby floor and plush interior carpeting. Base prices ran initially from $324k (500 s.f. 1 bedroom) to $780k for duplex penthouse units with private decks. Parking available for purchase. Developed by Washington DC-based Ellis Denning, this was the last of the numerous undeveloped lots on 13th Street, now all residential, rising in place of the market formerly on site.

The design by Hickok Cole incorporates the historic livery behind the building that was renovated and turned into 8 two-story units that feature the historic elements of the building. Sales at Fennessy Lofts began in March, 2006, with marketing by McWilliams Ballard; condos were also offered for rent in January 2008. Sales switched to Gallagher and Co in late 2008, which sold the remaining units after a massive price drop, down to $399k for a two-bedroom unit.

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Shaw's Addison Square

Despite skepticism from community members, Metropolitan Development says it is near finality for launching the $54 million Addison Square development in Shaw. The former site of the Kelsey Gardens apartments, the 8-story, mixed-use development will be Metropolitan Development's first DC project. Designed by the Lessard Architectural Group, the 12 townhouses, 278 rental units, and 14,000 s.f. of ground-floor retail are slated to take the place of the 54 subsidized apartments currently on the site, but finally closed and fenced off.

Developers at Metropolitan were granted preliminary PUD approval in March 2009 and according to Metropolitan Construction Manager Jim Wurzel there has every reason to believe they will "have final approval signed in the next few weeks" - a prediction representatives in the DC Office of Zoning also confirmed.

"We're hoping we can start construction this summer," he says, adding that when the development is complete it will fill in some of the "final pieces of renewal for that area." But for a community that has seen its fair share of stalled development projects over the past few years, the hopes and assurances of developers are greeted with a healthy dose of skepticism, especially for a development that was thought to be a year away almost a year and a half ago.

"We're probably talking 2011 or 2012 before anything is even torn down," predicts ANC Commissioner and Shaw Main Streets founder, Alexander Padro who adds ominously, that "the reality is that financing for the project, they needed to get that from the city and with the current economic climate and banks' unwillingness to provide financing - it makes it impossible to move forward." In response to Padro's timeline concerns, Wurzel asserted, "our intent and our efforts are to get things going this summer," adding admittedly, "in this climate who knows what's really going to happen next week, regardless off what we're trying to do." Wurzel said that the two year project might mean residents would not be able to move in until 2012, but that his firm is "working toward ground breaking this summer."

Economic indicators aside, Metropolitan has had an uphill battle developing Addison Square ever since they purchased the Kelsey Gardens property back in 2004. In those days, the developers found themselves embroiled in a legal battle with Kelsey Gardens tenants who had banded together to try to block re-development of the property by attempting to purchase Kelsey Gardens themselves. Metropolitan has since payed $250,000 in relocation assistance to the former tenants who will have first dibs on Addison Square's 54 affordable units when the development is complete.

Today, Padro characterizes Metropolitan Development as "responsive to the neighbors" and sites their willingness to shrink the development from nine stories down to eight, remap the alley to make it wider, and come up with what Padro calls a "substantial community benefits package" as signs that they want what is best for the community.

  

In exchange for the development, the community will receive a $250,000 donation to support neighborhood organizations including Padro's own Shaw Main Streets organization, as well as the Shaw Junior High music program and the local library branch.

With community members now more or less on board with the project, it's only a matter of time before we find out what the future holds for a construction site located just one block away from the O Street Market, another hopeful, yet slow moving re-development project in Shaw. To date, Metropolitan Development has not released the name of a general contractor for the project, an issue Wurzel says is "sensitive."

Washington DC commercial property news

Waterview Condos

Waterview Condos, 1111 19th Street, Arlington VA
Waterview is a new office, hotel and condo project towering over the Potomac in the Rosslyn section of Arlington. Construction for Waterview condos started in March 2005; sales began in January 2007. Prices for the 136 condos ranged from $469k (one bedroom) to $2.5 million; 2-bedroom units started in the high $700k's. Located at 19th & Lynn and overlooking the Potomac and Washington DC, Waterview includes the 160-room Hotel Palomar, with condos rising 17 stories above the hotel, permitting full hotel amenities and concierge, not to mention great views of Washington DC and monuments from the eastern units. Waterview also includes 7,180 s.f. of retail above the Rosslyn Metro, all in two towers: a 24-story office tower (in front) and a 30-story building housing the condos and hotel; connected by a 4th-story terrace.

Development by JBG of Chevy Chase. Designed by James Ingo Freed of Pei/Cobb/Freed, construction by Clark Construction of Bethesda. The first settlements in the building took place in May, 2008, the project was reported sold out in by the sales team in late 2008, but sales continued on into 2010.

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Lacey Condos

The Lacey, 2250 11th Street, NW, Washington DC

The Lacey is a 26-unit condo, the first deliveries began in March, 2009. DC-based Division1 Architects, a DC-based architectural firm, designed The Lacey's contemporary look, with rectangles of glass, steel and concrete, and striking interiors accentuated with sliding glass walls, most have outdoor space (courtyards or decks) and very refined finishes, including Snaidero cabinets - all in all the most contemporary condo in Washington DC. The building includes quiet, low-energy elevator, garage parking, a common roofdeck, and features design elements such as floating hallways that allow light from the roof to filter through the first floor.

Construction of the Lacey started in May 2007. 4 Penthouses have both private rooftop terraces and balconies. The Lacey occupies the lot next to the fabled Florida Avenue Grill, and was named after the Grill's former owner, Lacey Wilson. The condo was developed by the Grill's current owner, Imar Hutchins and Division1 Architects, sales by DCRE.

Washington DC real estate and retail news

Logan Station Condos

Logan Station Condos, 1210 R St., NW, Washington DC 

Logan Station is a 4-story stick-built condo building, taking over the previously vacant lot at R and Vermont in the Shaw neighborhood. The project offers 63 condos, from studios to two-beds plus den, including townhouse style units on the first floor with private entrances from the street, with a 'green' roof. One-beds were priced originally from mid $300k's, two-beds from the high $500k's, with penthouse units in the $700's. Underground parking available, and a wide variety of floorplans. Penthouses at Logan Station condos feature commercial-grade stainless steel Sub-Zero and Wolf appliances and exotic hardwood flooring, lower units have more standard features with Kohler fixtures and plasma TVs. Sales began March, 2006, the first deliveries on the building took place in August, 2007; the project sold out in July of 2008. Developed by Bogdan Builders of Bethesda (which also built Ivy at Harvard, Villaggio, and later, Cityscape at Belmont), architectural design by Eric Colbert. Post your comments below about this condo

Washington DC real estate news

Parker Flats at Gage School

Parker Flats at Gage School is 3-building development - the renovation Washington DC's historic Gage School, built in 1904 and renovated under historic preservation guidelines, and construction of 2 new condo buildings. The new condos are four-story, wood-framed buildings with red brick facades, in keeping with the character of neighborhood. Located just east of Howard University, and set against architecturally appealing, if largely unrenovated, single family homes of the area. The Gage school offers 92 units - 33 in the original structure - priced originally from the upper $200k's for studios and from $339k for two beds (marked down from $445k). Delivery began in the summer of 2007 when the building was completed, with features including maple cabinets, high ceilings (up to 14 ft in some units), balconies, and both underground and above-grade parking available. Developed by Urban Realty Advisors, which was chosen by Howard University to convert the decaying building into housing. URA was later bought out by Monument Realty. Designed by Bonstra Haresign Architects, which oversaw the renovation of the historic school and designed the new buildings. Construction by James G Davis Construction began in March 2006. Real estate sales by McWilliams Ballard began in February 2006, but in 2008 switched to Urban Land, sales are ongoing.

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K Street Redesign: And the Winner Is...

The District Department of Transportation (DDOT) has chosen a plan for remaking K Street downtown into a two-lane center transit way with loading zones, to streamline the lobbying corridor between Washington Circle and Mount Vernon Square. Throughout the fall, DDOT held a series of public meetings to allow interested parties to provide comments regarding the project. DDOT considered two build options to address infrastructure, safety, congestion and access problems in the busy K St corridor. The K St Redesign is estimated to cost $139 million, which DDOT hopes to cover entirely with federal TIGER (Transportation Investment Generating Economic Recovery) funds.

The winning design includes two center bus/transit lanes, which might allow taxis at limited hours, separated from the general purpose lanes by a median. During rush hour there would be three general purpose lanes and during regular hours the curb lanes might be used for loading and parking. In this alternative, commuter buses would stop in the curb lanes to pick up passengers traveling to the MD and VA suburbs. As for cars and pedestrians, the plan would include 200 on-street parking spaces during off-peak hours as well as on-street loading in off-peak hours, and provide a shared lane for bikes with autos and a shared lane with parking in off-peak hours.

TIGER fund recipients will be announced in February.

Washington DC real estate development news

Mark Center Drama in Alexandria

Mass murder, national security, terrorism: the usual stuff of National Capital Planning Commission (NCPC) meetings. Yesterday's review of the Washington Headquarters Services (WHS) at Mark Center, part of the Base Realignment and Closure (BRAC) project had all sorts of unexpected drama. The rare colorful discussion included one Commissioner who cited 9/11 as the reason for his disregard for community complaints about security measures, another sardonically suggested the Army valued employees over citizens, and a neighbor who loudly drew a picture of mass murder in the cul-de-sacs of Alexandria because of the new Mark Center. The two-hour NCPC soap opera belied the stringent federally-mandated design standards for the new behemoth, which leave few design elements up for debate. The 1.7 million s.f. building, developed by Duke Realty, will sit on 16 acres of land located west of Seminary Road and I-395 in Alexandria. Duke is working with project architects HKS and WBA, Clark Construction, as well as the Army Corps of Engineers and the City of Alexandria. The two office towers are 15 and 17 stories, connecting on their first 10 floors, and will house 6,400 DOD personnel. The exteriors will feature materials that meet federally mandated security standards including blast-resistant glass and preventative measures against "progressive collapse." Even with the limited flexibility for design, the Army Corps of Engineers worked closely with the City of Alexandria to accommodate concerns raised about the size and appearance of the buildings - with space for 29,000 employees it will be one of northern Virginia's largest - which will be highly visible from the surrounding community. Updated plans include architectural refinements such as more noticeable curvature on the rooftops and an area for a public art display at the North Parking Garage, though the City remains less than thrilled with the overall design. The planned remote inspection facility (RIF) was the reason for all the shouting and name calling at the NCPC meeting. The facility, which allows for dog inspection of vehicles prior to entering the main campus, will be located in a "secure area of the east campus, over 610 feet away from the office towers," according to the NCPC staff report. 

From the beginning, the City requested this facility be located in an off site location, citing design concerns, traffic issues and worries over the safety of the community. Since the original request the Army has determined that the facility must be located on site, but has made efforts to add screening along adjoining Seminary Road to minimize its visual impact and has added a green roof to the facility. According to Peter Sholz, Senior VP of DC Operations for Duke Realty, the group has adjusted the design significantly, even adding blast-proof features to reassure the community. Sholz said about the overall design that it is "important to note that the government agreed to make some significant modifications in response to comments from the city and citizens." He added that modifications to the RIF and changes in the design such as adding a circular loop access road, pedestrian bridge, and facade changes have increased the cost of the project to the government by between $15 and $18 million. Sholz said the final project costs are hard to estimate and it is "conceivable" that the added costs could be offset through various cost saving measures the group is taking. Despite the hubbub, the designs received NCPC approval, though not unanimous, and Sholz said the project is on schedule for completion in 20 months. On a technical note, the NCPC has an advisory role in reviewing federal projects in Northern Virginia in the "environs" if DC. Generally a project comes before the NCPC and does not begin construction until it receives final review with approval and recommendations. Mark Center is an odd exception to the processes and authorities of the NCPC in that the structure, despite lacking final approval, is already at advanced stages of construction in order to meet the BRAC federally mandated September 2011 timeline. 

David Levy, NCPC Director of Urban Design and Plan Review, said the Commission gave the project foundation approval in February, hence the construction, and that yesterday's meeting addressed the preliminary and final site and building plans. The design elements for the two towers debated at yesterday's meeting have not yet been constructed, though the developers hesitated to bend to the requests from Alexandria for further adjusted building designs; the steel for the structures has already been ordered. Sholz did say that the team spoke with their steel company just yesterday to see if there was a way to change the shape of the ordered product to meet the City's design requests. Sholz's continued efforts support Levy's assertion that the NCPC approval was in part an expression of the Commission's confidence the design issues could be worked out. 

Alexandria real estate and development news

NCPC Approves Coast Guard Headquarters Design

The new United States Coast Guard (USCG) headquarters planned for St. Elizabeths is now on track to begin construction as soon as February. The latest building designs, reviewed again and approved today by the by the National Capital Planning Commission (NCPC), include 1.175 million s.f. of space for upwards of 3,860 employees, addressing concerns raised by NCPC last January. Among those issues are increased traffic on Shepherd Highway, the massing of the USCG building and garage, and the location of the security perimeter with respect to the historic cemetery on the site of the first national mental health facility in the country. Last August GSA awarded the $435 million construction contract to Clark Construction, WDG Architecture and HOK , with concept designs by Perkins and Will. The Coast Guard campus will be the first of 3 phases at the historic hospital. Phase 2, the center building, will house the Department of Homeland Security (DHS) Secretary's office and other "senior" staff. Phase 3 will be largely new construction for storage and other warehouse facilities. The Shepherd Highway issue is a sticky overlap of various federal authorities including the Federal Highway Administration, DHS, the General Services Administration, the National Park Service, the Department of Transportation and the Department of the Interior. DHS and GSA, along with the FHA, have determined that the highway is the best way for construction vehicles to access the West Campus to state construction. The National Park Service, which owns the land, objects because a portion would likely see permanent negative affects, but in the end the group agreed to keep exploring alternatives and continue on schedule for February construction. The Coast Guard HQ and parking garage will be built on a 118 ft slope visible from Haines Point and from Ronald Reagan Washington National Airport. Concerns about the appearance of the HQ as seen from around the city led to reduced massing and planning for additional vegetation. The new plan also adjusts the visibility of the garage which would originally have been five levels above-grade, two below, but now proposes an inversion - only two above-grade and five below, but with an expanded footprint. The garage will provide 1,973 parking spaces and will serve both the USCG and the Department of Homeland Security headquarters. The exterior of the garage on the northern facade now swaps an extended green wall system with the previous zinc-clad frame. Finally, though the original Master Plan created a security perimeter that excluded the historic cemetery, new plans include the cemetery within the security perimeter to restore it "to its place as an integral part of the West Campus." NCPC will hear more plans in March when they review Phase 1B. 

Washington DC commercial real estate news

Office Trends: Condos on K Street

A McPherson Square office building next door to Archibald's Gentleman's Club will soon become 12 office condo units, offering ownership opportunities for businesses or organizations downtown at 1522 K Street, NW.  The 11-story, 1964 office building is undergoing a face lift at the hands the Detroit-based MayfieldGentry Realty Advisors, which purchased the property in May 2008. The office condo option is a new trend, just check out J Street's 111 K St NE building in NOMA; they're all the rage.

MayfieldGentry plans to split the 91,000 s.f. structure into ten 8,500 s.f. units and two 2,500 s.f. units and then sell the space off, floor-by-floor. According to Karen Waldon, Vice President of Asset Managment for MayfieldGentry, the company is "targeting LEED Silver" for the $6.5 million project.

The designers at Group Goetz Architects have a glass façade, updated conference and fitness facilities, and new stairs and elevator cabs in mind for the space. State-of-the-art heating and cooling systems and a 46-car garage will also be part of the finished package.

Marketing by Akridge has just begun for the space, but Waldon assures us that there has been "a lot of interest in the project." With a pitch that emphasizes tax-exempt bond financing to potential buyers as a way to make ownership in DC possible, it's not surprising that Waldon says her company hopes to "bring more of the associations and nonprofits back to downtown DC."

A final construction timeline for the project is still unclear. In mid-December Mayfield awarded the construction contract to Davis Construction to handle the heavy lifting. If all goes according to plan, downtown DC could be welcoming another crystal clear office structure to its brood as early as summer 2011.

The price per s.f. ranges from $526 to $676, which includes a build-out allowance of $60.00 per s.f. and two covered parking spaces.

Renderings provided by MayfieldGentry's brokers at Cushman and Wakefield

Washington, DC real estate and development news

District Council Hands Out Tax Breaks to Developers

Today, the District of Columbia Council approved three bills that would exempt several developers from property taxes throughout the city, with one exemption lasting indefinitely. Yup. Indefinitely. Councilmembers were handing out tax abatements like candy at a parade to Affordable Housing Opportunities Inc., Neighborhood Development Company, and Donatelli Development. The tax abatements come in exchange for residential developments that provide housing at affordable levels in communities ranging from Georgia Avenue to Columbia Heights, Congress Heights to Naylor Road. Though abatements are often offered as a preemptive tool to encourage affordable housing, the Donatelli project delivered last July; the abatement in this case softens the blow of a major condo development that turned rental when the financial headwinds were too strong.

Donatelli's Park Place, which opened atop the Georgia Avenue-Petworth Metro station last summer boasting 156 rental apartments and 5 rowhouses, offered 20% of the units to low-income tenants. Park Place is a $71 million, 200,000 square-foot housing and retail project. The abatement begins FY 2009 and exempts the developer from property taxes for the next 10 years and increases by 10% for the years 11 through 20 until the point at which the developer is paying full property taxes. In 20 years. Though, according to Brian DeBose, Communications Director for Councilmember Jim Graham, this is the an unusual request from Donatelli, whose projects have consistently set aside affordable housing, without any expectation of tax abatement. Graham saw fit to support the developer, a DC resident, and to "better advantage the building" during an economic downturn.

Neighborhood Development Company's The Heights on Georgia Avenue proposes to bring 69 new residential units and ground floor retail with half of the units set aside as affordable. The Georgia Avenue site was acquired by a partnership of NDC and Mi Casa Inc. – a DC-based non-profit that specializes in restoring aging properties and converting them into affordable housing. Architect Graham Parker designed the building, which will come in at a cost of approximately $25 million. The project received the vote of approval from the ANC for the zoning adjustments needed to bring in the development. The abatement for The Heights is the same as the Park Place abatement.

A bill submitted by Councilmember Marion Barry also provides indefinite tax abatement on two properties owned by Affordable Housing Opportunities Inc. (AHO), and even paying back taxes already received from FY 2008. The exempted are the former Wilson Court Apartments at 523-525 Mellon Street SE, purchased in 2008 for $1.5 million, and 2765 Naylor Road in SE, which the developer purchased in July 2008 for $2.8 million. Nelson Architects designed the renovations for both buildings. Plans for the former property include 36 single room units and 15 efficiencies, including two for on-site staff. The units will be made available to special needs single adults all with initial incomes at or below 30 to 50% of the Area Median Income (AMI). Neighbors have objected strongly to the proposed use, but Troy Swan of SOME indicated the project plans may change since the Mellon Street project did not receive any Low Income Housing Tax Credits (LIHTC). The latter AHO property on Naylor Road will include 40 units at or below 60% AMI and received a LIHTC award from the DC Department of Housing and Community Development (DHCD) in August.


The approval of AHO's abatement for Naylor Road and Mellon Street comes despite a June letter from Natwar M. Gandhi, the District's Chief Financial Officer, stating funds are "not sufficient in the FY 2009 budget or the proposed FY 2010 through FY 2013 budget" indicating the total negative fiscal impact through FY 2013 would total $383,700. Though abatement bill also includes an amendment that would supposedly offset the cost of the lost taxes through parking meters.


Washington, DC real estate and development news.

Image of 523 Mellon Street SE Courtesy of South East Socialite.

DCMud and DCRE's New Neighbors

Though we cover real estate and development all over DC and inside the Beltway, at the start of this new year we'd like to introduce a few of our new retail neighbors who joined us in the Logan Circle area in 2009. Welcome to Logan from DCMud and DCRE.

• Cork Market & Tasting Room (1805 14th Street NW; 202-265-2674): The retail side of our neighborhood wine bar opened its doors in the first week of December 2009, offering small-batch and hard to find wines in addition to a plethora of gourmet goodies. And there is truly something for all our indulgences--a morning espresso with a bacon and cheddar scone, rustic sandwiches (think salami, arugula, roasted peppers & fresh mozzarella) & homemade salads for lunch. And of course, the perfect Burgundy to start the evening. Not sure you even like Burgundy? No problem, the shop hosts wine tastings between 5-7pm every evening.

• LuLu Lemon (1461 P Street NW; 202-518-4075) That's right Dupont, we've got one too! LuLu Lemon's store on P Street lets neighbors get their fix of lots of great athletic gear for men and women, as well as a complimentary yoga class Sunday mornings at 10am and a Run Club Mondays at 6:30pm. However, if the last time you bought workout wear was when you got your striped leotard and matching headband to sweat along with Jane Fonda, be prepared that this is the upscale workout gear--yoga pants run from $74-98 a pair. The deep breathing you'll learn at the yoga classes will help when you're checking out at the register.

• Fathom Creative (1333 14th Street NW; 202-588-8100): The creative corridor continues to expand as we welcomed our new neighbor Fathom Creative to the 14th street corridor over the summer. Not only do we LOVE what they did with their building, but we are also happy to have a few more design-oriented thinkers in our neck of the woods. Aside from the typical branding, design & development, Fathom offers: content migration, search engine optimization, social media, interactive presentations--and that's just the start. And the owners, Drew & Bill, are two of the nicest guys we've met in quite some time.

Restaurants/Cafe's

• Churchkey and Birch&Barley (1337 14th Street NW; 202-567-2576): Talk about a transformation. In the space that previously housed very kitschy Dakota Cowgirl, a new bar (Churchkey) & restaurant (Birch & Barley) have opened that appears to be the Holy Grail for beer consumption. A welcome addition to the neighborhood, and just catty corner to our office, we've determined we could spend an awful lot of time working our way through their extensive collections--50 different drafts broken into categories such as: Crisp, Roast, Fruit & Spice and our personal favorite, Tart & Funky. And don't get us started on the 550+ beers they have by the bottle. For the ultimate beer enthusiast, they also break down the Brewer, Style, Alcohol by Volume, Serving Temp and Serving Vessel. Word of warning, Churchkey, opens at 4 and by 5:30 almost every seat is taken.

• Downstairs Birch & Barley is the more Zen space with its exposed brick walls, "trees" growing in the walls, stunning reclaimed hardwood floors and soft pendant lights floating around the room. While Churchkey offers more pub-like fare such as Truffled Grilled Cheese Panino and Mac & Cheese Sticks, B&B offers the heartier fare. And don't miss the Fig & Prosciutto Flatbread (which is also available in a Gluten Fee version no less). Reservations strongly recommended.

• Masa 14 (1825 14th Street NW; 202-328-1414): Our writer ran into a few of our agents here one night by coincidence, but that's not such a surprise; who wouldn't love the location, atmosphere and $4 happy hour prices that go from 5 until 7? Mmm mojitos and spicy edamame! Masa 14 is a Latin Asian fusion concept specializing in small plates--like the very yummy Crispy Crab Won Ton Rolls & the Crunchy Shrimp. And for those of you looking for the perfect bar to stretch out at (65 feet long that is) and drink until the wee hours, you'll be happy to discover that Sunday - Thursday the restaurant is open until 2am and Friday and Saturday night until 3am. And at 1:30am, what could be a better night cap than trying out a flight from their vast array of tequilas?

• MidCity Caffe (1626 14th Street NW; 202-234-1515): MidCity opened as the local cafe above Miss Pixie's in August of this year. It's funky interior is always filled with writers, students and lovers of good coffee- they serve the ultimate hipster coffee- Counter Culture Coffee. And apparently all their baked goods come from a collection of "DC-based pastry gurus." Drop by every other Tuesday to hear live music from local artists.

• Pitango Gelato (1451 P Street NW; 202-332-8877): Not just the source of a summertime treat, this neighborhood Gelato Cafe also offers fresh espresso and AMAZING hot chocolate. They also don't skimp on the quality: they don't just use "milk," they use "grass-fed organic milk". Pistachios and hazelnut paste are imported from Italy. This self-indulgence in a cup is not a cheap treat; small cups are just over $5. However, after trying the hazelnut gelato and coconut sorbet, we realized why all those people have been patiently standing in line out onto the sidewalk since they opened.

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Washington DC retail news

L'Enfant Terrible by Andrew Cocke

DC Mud is pleased to announce it’s new architecture column, “L’Enfant Terrible” by Andrew Cocke. Though he left his urban heart in Manhattan years ago, Andrew is a Washington native, returning in 2007 after living and working in New York, San Francisco, Berlin, Shanghai and Hong Kong. He studied architecture and planning at Virginia and Yale, is LEED accredited, and teaches architecture at the Catholic University of America. He started his practice, HERE design in 2006 which specializes in high performance sustainable design.


Washington has been the best supporting actor in many Hollywood movies, but none more wonderfully campy than the 1976 B-movie classic, Logan’s Run. Set in an domed utopia bearing more than a passing resemblance to Crystal City, the movie depicts a 23rd-century society that deals with that quaint 1970s obsession of overpopulation by “renewing” (vaporizing) anyone over thirty.

Late in the movie when Logan and his love interest escape bleary-eyed from their subterranean city and stumble on the ruins of the Lincoln Memorial, gazing on Lincoln’s chiseled visage Logan haltingly intones, “That must be what it looks like to grow. . . old.”

He might just as easily have been talking about all of Washington. Washington IS old. All that limestone, marble, and granite is calculated to make our young democracy seem both aged and ageless. If you want the constant churn of glass, steel, and concrete capitalism, the New York is your capitol.

But look around Washington today, away from the hallowed halls and stately buildings, and you’ll find a growing resistance to the cult of the old; new buildings, parks, and streets that rival anything strutting down the architectural runways of New York. After years of epidemic drug violence and bureaucratic ineptitude, Washington has been transformed by tireless neighborhood groups, business owners, civic leaders, progressive politicians and some very smart designers—transformed into a city where design matters. Even developers, who historically deserve much of the blame for Washington’s bad buildings and reputation as an architectural backwater, have made great strides toward architectural excellence.

Having grown up in the Washington area, I had written off DC years ago and have spent most of my career learning from “better” cities—cities like New York, San Francisco, Berlin, even Hong Kong and Shanghai. I was largely unaware of the District’s transformation until returning in 2007, the same year the District was named the most walkable city in the nation. (New York ranked 10th).

In spite of the recession, the stalled developments across the city, and Metro’s chronic troubles, Washington continues to improve. But we have a long way still to go! Every bad building, every concession to Washington’s fiscal and aesthetic conservatism is a missed opportunity that will remain on the books for decades.

L’Enfant Terrible is not merely an unruly child, but the embarrassingly candid, often impolite, sometimes sage, but always insightful, guileless naif. In Logan’s domed utopia, I would have been vaporized long ago, but given the pace of development, all Washingtonians feel like kids again; adventuring in a city that grows newer, younger, and more interesting by the day.

Development and DC's Population Surge: 600,000 Souls and Counting

Though the economy is stagnant - or perhaps because it is and DC is basking in the glow of federal largesse - Washington DC's population growth is surging. The District released statistics today finding that in 2009 the city added nearly 10,000 new residents, its biggest percentage one-year gain since WWII, outpaced only by Utah (those Mormons), Texas (immigrants), Colorado (blame the scenery) and Wyoming (no idea why). The growth brings the city’s total population just a few sets of octuplets short of 600,000 residents, according to recently released estimates by the United States Census Bureau. DC continues to hold the record for the highest growth of any "federal district" in the continental U.S. Ahem. According to a press release from the Mayor's Office, the growth can be attributed to a combination of housing supply, better neighborhoods, new births and residents moving to the District from other states and overseas. Mayor Adrian Fenty took some credit, boasting “this kind of growth will only continue as more people see how we are working to improve our schools, provide more transportation options and build healthier, safer, more vibrant neighborhoods.” There might certainly be something to it from a development perspective. In the past few years, several large, government-lauded residential project have opened to dramatically increase the stock of homes throughout the city. New buildings drew in residents creating dense populations, in previously low-density areas. Within the past 2 years, numerous projects have opened and begun filling with residents; projects like City Vista, (over 600 apartments and condos), EYA's Capitol Quarter (more than 300 townhouses), 22 West (95 units), JPI's three residential projects in the Capitol Riverfront neighborhood (960 apartments),Allegro Apartments (269 rental units), Kenyon Square (157 condos), Union Row (269 units), and Highland Park (229 apartments); in these 9 projects alone nearly 2900 housing units were added, most of which are now nearly fully occupied. So the growth could be a sign of improvements for all real estate developers who have been holding their breath, waiting for 2008 and, now, 2009 to pass.

Washington DC retail and commercial real estate development news

West End Development Showdown

Two months after the drop-dead date for responses to the West End Development solicitation, the parties have released more information about what might replace the aging city-owned sites. Eastbanc-W.D.C. Partners is vying for the parcels, which it briefly controlled two years ago, against a team comprised of Toll Brothers, Paramount Development and Torti Gallas. At a recent community meeting the two groups presented their plans for the sites which include the West End Library, fire station, and special operations police unit. Neighbors have been told to expect a final decision this spring.

According to DMPED Communications Director, Sean Madigan, the Toll Brothers and Eastbanc offers were the only two received in response to the July solicitation. The December 17th community meeting was an opportunity for the groups to show off their plans and answer questions from an often outspoken neighborhood. Local residents became incensed over the lack of BID competition in 2007 when the District attempted to sell the land to Eastbanc Development, which developed the Ritz Carlton hotel and condo and 22 West condos, but which the community viewed as not arms-length.

EastBanc's plans for Square 37, the current site of the library, would create a 20,765 s.f. ground floor library with a 10-story residence above (rendering at left). Designed by LeMay Erickson Wilcox Architects, the plans call for approximately 153 market-rate residential units on the 2nd through 10th floors, and 9,000 s.f. of ground floor retail.

Eastbanc's plans for Square 50 - the fire station - include a replacement fire station on the ground floor and mezzanine with 52 affordable residential units on the 2nd through 4th floors.

At the public presentation Eastbanc responded to questions about including a grocery store in their plan. An Eastbanc representative explained that the group "can and would build a supermarket on site if the community and city united to support it," adding that so far the group has "heard more opposition than support."

The Toll Brother's - Torti Gallas-designed plan for the library calls for 48,000 s.f. of retail, including a 40,000 s.f. grocery store. The library, which the solicitation encouraged developers to keep in the immediate vicinity, would remain in place; 21,300 s.f. on two levels. To top it off, the building will be designed to LEED Silver standards and include as many as 220 residential condos (with views of New York City, if the submitted renderings are accurate).

The group did not submit a plan for the site of the fire station. At the public meeting a Toll Brother's spokesperson explained the decision, saying "if there were some flexibility in some other areas of the Project...we would be willing to discuss subsidizing the construction of the new fire station in Square 50, but we would not be interested in purchasing this site from the District."

Now with two options for Square 37 and only one for Square 50, the DMPED's office will review the community concerns, which they will continue to accept through January, and may eventually request a "best and final offer" from the developer that demonstrates a response to community feedback. A decision should be made by the spring, said Madigan, at which point the land disposition negotiations will begin. Madigan indicate that process could take between 6 and 12 months, and would end with review by the City Council.

Eastbanc had been awarded development rights to the site in 2007, but an outcry over the non-competitive award caused the Council to revoke the grant. Eastbanc was one of the partners awarded the rights to develop the Hine School at the Eastern Market last September.

Washington, D.C. real estate development news