Obama Cool in the Age of Insecurity

If the good citizens of Annapolis ever decide to invade the District of Columbia, drunk, chewing on unlit cigars and armed to the teeth, they will make it no further than 99 New York Avenue, the fortress headquarters of the Bureau of Alcohol, Tobacco & Firearms. But until that day, the ATF building will remain the worst building in Washington D.C.

In the immediate aftermath of 9/11, the federal government redoubled its efforts, begun after the bombing of the Alfred P. Murrah building, to make sensitive government buildings more secure. In the fifteen years since Oklahoma City, bollards, planters, walls, and retractable security gates have replaced park benches, eliminated landscaping, and narrowed sidewalks around most federal buildings in Washington and around the nation. For most of our important ceremonial buildings, the GSA has cleverly concealed these security measures within the architecture. For instance, few visitors to Washington would ever guess that the low wall around the Washington Monument is the last line of defense against a dump truck packed with explosives.

But even in Washington, the ATF Headquarters, designed by Israeli/Canadian/American architect Moshe Safdie and completed in 2008, breaks new and disturbing ground for architectural insecurity. Driving along New York Avenue (because nobody would ever want to walk near this building) one is arrested by the colossal barricade trying desperately to fill up the block. The ATF offices cower on the south side of the site away from New York Avenue, like a dog expecting to be kicked. In between the barricade and the building is a lovely no-mans-land. Dead end steps lead down from New York Avenue into this secret garden as if the garden had originally been intended as public refuge from the traffic noise of New York Avenue only to be walled off at the last moment by neurotic security consultants.

On the south and east sides of the site, just steps from the New York Avenue Metro station, gateway to the burgeoning NoMa neighborhood, the bulk of the building is hidden behind a single-story security cordon, making 2nd street feel like an alley where a few of the cordon's undistinguished storefronts have been turned over to retail. But these spaces feel like they've been banished from the kingdom, left to live as undesirables outside the castle walls. The only unobstructed view of the actual office building is from the narrow N Street side, but even here the building is sequestered from the street by bollards and planters and too-tall walls and even taller fences and a pointless pergola.

The dead end steps, the DMZ garden, the inhospitable retail, the planters and bollards and pergola--on all sides this is an unremarkable office building subsumed by architectural paranoia, dressed up with empty urban gestures. So why is this building in Washington DC at all? Why not exile it to a remote site outside the beltway?

This was the strategy of the American Consulate in Istanbul, the first of the post 9/11 embassies, which New York Times columnist Thomas Friedman dubbed the place Where Birds Don't Fly. The suburban embassy is too hard a target for terrorists to bother with, but more to the point, its very inaccessibility has made it a symbol not of our highest values but our worst fears. The best that can be said of the Istanbul Consulate is that it is not in Istanbul at all, but far away from anyplace that matters, like the crazy aunt in the attic. But in Washington DC, the ATF has stumbled out onto the front porch, wearing nothing but a top hat and tutu, and is screaming at the neighbors about alien invasions.
Fortunately there is prescription for this architectural nervous disorder: Philadelphia architects', Kieran/Timerlake’s design for the new American Embassy in London. Perched atop a gently sloping berm and surrounded by a reflecting pool, the glass cube, swathed in bubble wrap, is alighted on an open colonnade at street level. The design for the new American Embassy is distinctly urbane and utterly unflappable: Obama cool. Posed conspicuously on the south bank of the Thames, surround by a decidedly urban neighborhood of office buildings, this building is not afraid of the crowds. It will be the life of the party. Home to the "High-Tech-Modern Architects," Richard Rogers and Norman Foster, London is a showcase of technological innovation in architecture.

But even in such sophisticated company, Kieran/Timberlake's design stands out. The bubble wrap insulates and regulates sunlight and features next-generation "thin film" photovoltaics, a technology pioneered in the United States. But more important than the transparent skin, is the openness at the street. The first floor colonnade is a stylish storefront, taking its cues from the transparent Apple Stores, drawing in shoppers from the marketplace of ideas. Openness, transparency, technology: these are the values that America's buildings should symbolize around the world, and the values that should inform our federal buildings here at home. The ATF building will go down as one of the starkest expressions of a dark age in American federal architecture, but there is light on the horizon.

Skyland Struggles Towards Uncertain Timeline

With the specter of a Wal-Mart vs. Safeway showdown over a decade-old exclusivity covenant having receded, the District can get back to resolving the many other issues standing in the way of the Skyland redevelopment in Southeast DC, a top priority of Mayor Vincent Gray’s embattled administration. But can Skyland overcome the many hurdles it faces?

Safeway, one of the District’s top private employers (15 stores), and high-profile retail anchor Wal-Mart squared off in November over an agreement Safeway had entered into with the owners of the shopping center, Skyland LLC, to bar certain types of competitors from the property after Safeway relocated to a nearby shopping center. Each side issued bland statements but retained powerful advisors; Safeway hired Maryland lobbyist Bruce Bereano, famously an ex-fraternity brother of Mayor Gray, and Wal-Mart hired David Wilmot, a local dealmaker who co-hosted a fundraiser with Mayor Gray just last month. Fast-forward a couple of days, and the matter was suddenly settled.

"A covenant exists on one lot of the many that comprise the Skyland redevelopment site," says Nimita Shah, Project Manager in the Office of the Deputy Mayor for Planning and Economic Development (DMPED) by way of clarification. “The District is in discussions with Safeway about the removal of the covenant and anticipates a resolution in the upcoming year. However, it is important to note that the Safeway covenant noted above will have no impact on the proposed Wal-Mart that is to be included in the redevelopment, given that its placement on the site is outside of the affected lot.”

Either no one at Safeway or Wal-Mart actually read the covenant before throwing down their respective gauntlets, or the issue was quietly resolved through backroom horsetrading (the very sort of thing that Gray denounced when he pledged to bring transparency to the mayor's office). At any rate, with this issue put to bed, does this mean that Skyland faces a clear runway to approval and groundbreaking? Far from it.

Since first seizing Skyland in 2005 by invoking eminent domain, the District has spent over $12 million on settlements. Three more tenants settled in 2011 – Hong Kong Inn, Hilltop Cleaners, and New York Fried Chicken – leaving perhaps as few as one holdout, though according to the District there are over a dozen tenants are still operating at Skyland. “Fifteen tenants remain in operation at Skyland," says Shah. “The District is in the process of working will all of the remaining tenants to coordinate their relocations over the upcoming year.”

Everyone out by the end of 2012? Count Elaine Mittleman, an attorney who represents several Skyland tenants, among the skeptics. Mittleman contends the eminent domain proceedings have been slipshod and disorganized. “Wild ineptitude,” Mittleman snaps when asked to characterize the District’s handling of Skyland. Mittleman also provided DCMud with extensive correspondence between herself and the District that seems to raise questions about who holds the titles to seized Skyland properties, as well as concerns about the eventual turnover of Skyland to private developers, one of whom is a close associate of Mayor Gray’s, and has done repairs at his home.

Serious questions also remain regarding the project itself. There’s no firm consensus on whether Skyland is in fact a viable site for redevelopment; critics have pointed to the lack of public transportation options (the nearest Metro station, Anacostia, is a mile and a half away) and an already dicey traffic situation. There are also multiple competing projects in Southeast – St. Elizabeths East, Poplar Point, and Kenilworth-Parkside, just to name a few - as well as another Walmart planned nearby, on East Capitol Street. In the face of these doubts, the conventional wisdom is that with millions and years spent and so many promises made – none more than by the present administration - the District can hardly back out now.

Or can it?

People who point to the 2005 Supreme Court ruling that empowered the city of New London to oust intransigent homeowners so they could build a Pfizer plant as proof that Skyland is all but inevitable, overlook the fact that the Pfizer plant was never actually built. The drawn-out process of settling with and vacating tenants, as well as appeals and the administrative labyrinth of state seizure of property, can often outlast the patience of prospective tenants. Before Wal-Mart agreed to anchor Skyland, a similar Target deal fell through. Who's to say Wal-Mart won't walk, if litigation drags on for another year or three? Is Mayor Gray prepared to

follow through on his threat to block Wal-Mart's four other stores in the District if they don't put one in Skyland?

Some cite the possibility that the District's resolve on Skyland is, at least in part, opportunistic. If it comes together, it will be a victory for some mayor's scorecard. But if it doesn't, that mayor (like the last three) can still curry favor with the voters of Southeast by telling them he tried. In fact, the prospect of a mayor fighting the good fight on behalf of the city's least-served quadrant, only to be stymied by other forces, is arguably a more valuable asset in a general election than a mere shopping center, however big and shiny. But the Mayor has been personally advancing the cause of Skyland to private businesses that might have a stake in the proposed development.

Elaine Mittleman disagreed with this cynical view of things – with conditions. Mittleman believes that the District sincerely wants Skyland, and wants it badly, but just got in over their heads. “The District courts rubber-stamped everything, basically, and there was never any comprehensive plan, just a back of the envelope thing,” Mittleman says. “It seems like they have just not put in the proper effort. It seems like they just magically thought it would happen.”

For their part, lead developer The Rappaport Companies, who won rights to Skyland way back in 2002, doesn’t seem the least bit perturbed by these latest developments, either stoically patient or just resigned to sticking it out for the long haul.

“The Skyland project is definitely gaining momentum, and the Mayor has made this a priority,” said Sheryl Simeck, Vice President of Marketing and Communications at Rappaport. “But it is still too early in the process for us to be able to supply construction dates," (despite Mayor Gray's prediction it would break ground last year.) "The District continues to work on resolving the outstanding legal issues involving eminent domain. Development cannot start until these last few issues are resolved.” At this time, no one is prepared to say when that will be.

Washington D.C. real estate development news

GW to Demolish Last of Pennsylvania Avenue Rowhouses

George Washington University plans to demolish a group of historic townhouses along Pennsylvania Avenue, dating back to 1910, to make way for a large office building designed by Gensler.  The townhouses are nearly the last remaining historic real estate fronting Pennsylvania, excepting the Mexican Embassy. The six properties to be demolished from 2134 - 2142 Pennsylvania Ave., include tenants the Froggy Bottom Pub, Panda Cafe, Mehran, and Thai Place. 

The area lies just outside the Foggy Bottom Historic District, and the buildings are not "landmarked" as historic, so no historic review is required. A GW spokesman said "The 2007 Foggy Bottom Campus Plan included a historic preservation plan... During that process, the properties were examined and were determined not be historically significant." Convenient.  GW's idea is to create a sizable development akin to the recently completed Square 54 - located just west, at 2200 Pennsylvania Avenue - a $250-million, 2.6-acre development of GW-owned land developed by Boston Properties. 

For this project, GW would create a similar stream of revenue by again partnering with a third-party real estate developer responsible for developing, leasing and managing the building, creating income for GW through office and/or retail leases. GW media relations affirmed, "The future space will be commercial property with the potential for retail at street level along Pennsylvania Avenue. While similar in type of redevelopment, it will be on a much smaller scale than The Avenue/[Square 54]." The large building at 2100 Pennsylvania Avenue, now occupied by Kaiser Permanente, would be partially demolished, with the east portion left intact, and the west portion expunged. Kaiser intends to vacate the building in October of 2012. 

The glassy design by Gensler will be 11 stories and 130' tall, with an additional 3 floors below grade for 178 parking spaces, resulting in a total of 255,550 s.f., and will target LEED Gold upon completion. The University anticipates filing an application with the Zoning Commission early next year in order to modify what was approved for the site in the overarching Planned Unit Development "2007 Foggy Bottom Campus Plan" and increase by 40' in height and 45,000 s.f. the remaining building at 2100 Pennsylvania Avenue. An initial presentation of the project was given to ANC 2A this past Wednesday, and a second trip to the ANC should take place early next year. A Zoning hearing could come in the summer of 2012. The university aims to begin construction in early 2014.

Washington D.C. real estate development news

Neil Alblert's Stimulus Package for DC Developers

The Office of Planning and Economic Development announced yesterday nearly $9 million in development grants for neighborhood projects through the Neighborhood Investment Fund (NIF), a subsidiary program of OPED. The seed money is being offered to catalyze further development in neighborhoods that need it most.

The District's development booty will be offered offered through two programs: $6.9 million, managed by The Reinvestment Fund, will be offered through NIF's Land Acquisition and Predevelopment Loan Fund, which will help to provide non-profit and Local, Small and Disadvantaged Business Enterprises (LSDBE) with low interest loans for land acquisition and predevelopment purposes. The second program will offer another $2 million, managed by Local Initiatives Support Corp (LISC), through NIF's "Predevelopment Grant and Project Grant Fund" to help finance construction and rehabilitation.

“Our charge is to ensure that every section of our city enjoys real economic development opportunities...We expect qualified organizations will put these funds to work – leveraging our initial investment to create some real community benefits,” said Neil Albert, Deputy Mayor for Planning and Economic Development.

In order to qualify for a grant, a project must be considered eligible in both location and scope. The funds apply to projects that would create either affordable housing, mixed-use development, or community facility projects in 12 NIF target areas, namely: Anacostia, Bellevue, Bloomingdale/Eckington, Brightwood/Upper Georgia Avenue, Brookland/Edgewood, Columbia Heights, Congress Heights, Deanwood Heights, H Street, NE, Logan Circle, Shaw and Washington Highlands neighborhoods.

The deadline to apply for one of these grants ends on July 31, 2008, or until the grant the District gives away all of its money. To get a pice of the pie, check out their website.

Washington Adventist's Move to Silver Spring

Takoma Park's Washington Adventist Hospital will soon be getting a new address, courtesy of owners Adventist Healthcare, Inc. (AHI) and the Montgomery County Planning Board (MCPB). Earlier this month, the Board unanimously approved the healthcare provider's plans to build a sprawling 803,570 square foot hospital complex on a vacant 50-acre parcel in the White Oak/Calverton area (aka greater Silver Spring).

The new Washington Adventist will be erected at 12030-12110 Plum Orchard Road - a site within the Westfarm Technology Park that also includes Target, Kohl's and PetSmart locations, in addition to United States Postal Service distribution facility and a Marriott Residence Inn. The location also adjoins nearby residential neighborhoods like Riderwood Village and West Farm. The Citizens Associations of both those developments have lent their approval to the project, as have a number of other local authorities including the Calverton Citizens Association, Greater Silver Spring Chamber of Commerce and the US Food and Drug Administration, headquartered nearby.

In all, the MCPB received only one complaint from a local resident, out of more than 700 hundred in favor of the project. Jerry and Alice Wahl, residents of nearby Featherwood Street, expressed concern about ambulance and helicopter noise resulting from day-to-day hospital activities. However, AHI’s stated intention is to impact the community as little as possible, and, in the areas that it does, for the change to be nothing short of positive.

At present, AHI plans to build the facility in two phases with four overlapping sub-phases. The first such phase is set to include construction of the main 7-story, 500,083 square foot main hospital building and emergency room; a 2-story, 60,888 square foot ambulatory care building that will connect with main facility via enclosed pedestrian bridge; and two supporting parking garages on the north and south ends of the site, respectively, for a total of 2136 new parking spaces.

With those primary facilities in place, AHI will then move on to constructing a ground-level helipad; two 100,000 square foot “medical office buildings”; a 9,264 square foot multi-denominational “Faith Center” with amenities including an outdoor plaza, overhead canopies, an arts component, and water features; and finally a lakefront “Healing Garden” to be connected to public walkways and a fitness trail. Per the MCPB’s ruling, the development must feature at least 37-acres of green space – meaning AHI will be preserving as much heavily forested area as possible. Furthermore, in keeping with the eco-centric tone of the Board’s conditional approval, the new Washington Adventist must achieve a LEED certification.

Meanwhile, AHI will continue to use their 13-acre Takoma Park campus as part of the Hospital’s Vision for Expanded Access, which, in short, aims to make healthcare as accessible as possible for Montgomery County residents. In a statement following the ruling, Geoffrey Morgan, Vice President for Expanded Access at Washington Adventist Hospital, said, "The new campus and the future services at our Takoma Park site will allow us to continue our more than 100-year tradition of improving the health and wellness of our communities.” AHI also plans to update the roster of services available at their present location with a new “Village of Health and Well-Being” that will be constructed as other hospital components are demolished or moved off-site.

AHI is currently projecting a 2013 opening for the new facility – a point at which hospital officials expect the new, state-of-the-art Washington Adventist to greatly improve the metro area’s ability to deal with public health crises. The project is being designed by a panel of local architects in order to better serve a variety of medical specifications.

Will Old Post Office Deal Accelerate Hoover Building's Demise and FTC's Move From Apex?

The General Services Administration's controversial nod to billionaire Donald Trump's bid for underutilized Old Post Office has refocused attention on the eastern end of Pennsylvania Ave. where several key government buildings could be in play.

Top of the list is the J. Edgar Hoover Building between Ninth and Tenth Street.

In November 2011, the Government Accountability Office released a report detailing what to do with the tired and unpopular J. Edgar Hoover FBI building on Pennsylvania Avenue. The Hoover Building, a Brutalist piece of concrete completed in 1974, has few current fans, even among the District's vocal preservationist crowd.

"Nobody will shed a tear when it goes," said Steve Calcott of the District's Historic Preservation Review Board. It's also much maligned as a "block-killer" for Penn Quarter as security considerations nixed any plans for street level retail. "We're just waiting for the day when the bulldozers arrive," said Karyn LeBlanc of the Downtown DC Business Improvement District.

The structure is equally unloved by the G-men as well, apparently. According to the GAO report, leaks, lack of windows, and poor access make the Hoover Building despised by its inhabitants, many of whom are now farmed out to other buildings in the D.C. area post-9/11 for security reasons.

The FBI desperately needs to centralize those agents to streamline operations and react more swiftly to threats. That's compounded by the fact that since 9/11, the number of FBI personnel working in and around Washington has nearly doubled, from 9,600 in 2001 to more than 17,600 in 2010. Given too that the FBI building and its agents are a prime terrorist target, the GAO's report also references key security weaknesses in the building (the specifics of which are classified in this report) that make it a prime candidate for replacement outside of the aesthetics.

The GAO's recommendations should cheer anybody eagerly awaiting a wrecking ball for the old structure. The government watchdog agency noted that at 2007 prices, remodeling the existing Hoover Building to come into compliance with EnergyStar and LEED certification would top $1.9 billion and take nearly a decade and half of work to complete.

Conversely, demolishing the unloved building and replacing it with another at the same site would cost a relative pittance, just $850 million, completed over nine years. Meanwhile, building the FBI a new headquarters somewhere else in the Washington metro area would cost about $1.2 billion and take seven years.

The rapid appreciation of real estate prices on Pennsylvania Avenue could make selling the land to a private developer an incentive for the GSA to find a new home for the FBI. The land that was $41 a square foot in 1963, when the GSA purchased 233,000 s.f. to build the FBI building, is now worth more than one hundred times that, says Gerry Widdicombe, director of economic development at the Downtown DC BID.

That would mean a windfall for the GSA of $500 million to $800 million, (minus $20 million or so for demolition) -- half the cost of building a new FBI building on a new site, Widdicome said.

It would also create a prime spot for a developer to bring more retail, given that Donald Trump plans a luxury hotel and restaurant across the street. "You knock down the FBI building, you can have a serious conversation with a department store like Harrods, or Bloomingdales, or Selfridges, since you would have the necessary volume," he said. "There's no doubt that the Trump deal for the Old Post Office will move the conversation about the FBI building forward."

While a suburban campus location for the FBI might appear the ideal choice, if only to free up the

real estate beneath the building, Britain's FBI equivalent, MI5 has stayed in Central London as the agency has grown, moving into a rehabbed government building, Thames House (right) in 1994.

Towards the same end of Pennsylvania Avenue, the Art Deco Apex building, built in 1938 and currently occupied by the U.S. Federal Trade Commission is also being sought after as an expansion for the National Gallery of Art. Rep. John Mica, a Florida Republican who heads the House Transportation and Infrastructure Committee and oversees the GSA's plan of disposing federal buildings, has made it clear he wants the FTC out of the Apex Building and the National Gallery of Art in. "One way or another we are going to get that building," he told GSA head Robert Peck in a recent hearing on Capitol Hill.

Despite criticism of the Donald Trump deal for the Old Post Office Pavilion, the GSA has had recent success in transforming dormant federal

properties into vibrant spaces. In 2002, the GSA partnered with San Francisco-based Kimpton Hotels to open the Hotel Monaco in Penn Quarter in the former Tariff Building which had stood empty since 1987. The opening of the hotel was soon followed by the Spy Museum and Zola restaurant in the 800 block of F Street.

Widdicome said that demolishing the block-killing Hoover Building, as well as re-purposing the Federal Trade Commission building as a museum, together with the new 250-room Trump Hotel at the site of the Old Post Office Building would go a long way towards improving the Eastern end of Pennsylvania Avenue, which columnist Russell Baker called "a marble graveyard" after dark.

Next up, says Widdicome, will be repurposing the underused Pershing Park and Freedom Plaza, as well as relighting Pennsylvania Avenue to make it more amenable to pedestrians. "Things are finally falling into place for Pennsylvania Avenue," he said.

Washington D.C. real estate redevelopment news.

Skyland Town Center's Phase One

It's been a long slog, but the work is finally building momentum at Skyland Town Center, where construction on the 18-acre site is expected to complete this year and retailers have finally been committing.  Chase Bank and CVS have already signed leases for Phase 1 of the project, which will include 84,000 s.f. of retail and 263 rental apartments when it completes later this summer.  Rappaport has been in discussion with numerous restaurants as well, despite the obvious impediments to restaurant leasing at the moment.  Lidl and Starbucks, also both committed retailers, will get underway later this year, the latter will take the place of the CVS trailer now on site.  A second phase of the project will nearly double the retail (to 136,000) and residential unit numbers (to 513) when that phase begins, though a start date is not yet determined.  A 4-story medical office building will eventually round out the final development, though a start date is not yet set.

The contentious project is one for the history books.  Initiated by the National Capitol Revitalization Corporation (since dissolved) in 2002 to bring development to a decaying and retail-starved area in southeast DC, developers had visions of urban renewal and improved retail opportunities. Developers, primarily WC Smith and Rappaport, began to assemble and acquire the land, but the existing retailers and landowners weren't convinced the project had legs, and many chose not to sell or abandon their businesses to an uncertain future.  Enter the District government, which chose to acquire the remaining properties via eminent domain, i.e. a constitutional prerogative that permits the government to seize private property for "public" use.  Developers dangled Target as a future tenant, which fell through, but with the District government on its team the recalcitrant owners were defeated, and by 2011 Mayor Vincent Gray predicted construction was "imminent."

That was not to be.  Planners needed an anchor, and eventually signed Walmart, but in 2016, with no construction yet underway, Walmart withdrew from its commitment to anchor the site, as well as another site in Ward 8, and the search was on to find a replacement. The project broke ground in February of 2018, and in May of 2019, Rappaport announced that German grocer Lidl had signed on for almost 30,000 s.f.  The other leases soon followed, including one of the only drive-through Starbucks in the region.  Until the completion of phase 2 a large portion of the site will remain a construction lot, but for now, the neighborhood is one step closer to having the grocery options, sit-down restaurants and conveniences of neighborhoods west of the river that have so long bedeviled the residents in the project's vicinity.

Project:  Skyland Town Center

Address:  Intersection of Good Hope Road and Alabama Avenue, SE 

Developer:  Rappaport, WC Smith, District of Columbia

Architect:  Torti Gallas

Interior Design:  Carlyn & Co.

Construction:  WCS Construction

Use:  480 apartments, 134,000 s.f. of first floor retail

Expected Completion: Phase 1:  Fall 2020.   Phase 2:  TBD

Washington D.C. retail and real estate development news

Arlington Strip Mall to Receive Mixed-Use Makeover

In an effort to revitalize the “neglected” neighborhood at the intersection of Pershing Drive and Arlington Boulevard in Arlington, Abbey Road Property Group is planning a mixed-use project that will include 35,000 s.f. of retail space and 188 residential units. 7 Blocks away from the Clarendon Metro, the 287-acre site at 2201 North Pershing Drive is currently home to two older strip malls; Abbey Road has requested that the area be rezoned to allow for the residential portion of the development.

At its completion, the project will consist of two buildings. The first will have five stories, the second, four, each with retail below and residential space above. The retail portion will have at-grade structured parking behind the buildings while residential parking will consist of one below-grade level of parking per building.

Matt Birenbaum, Principal at Abbey Road said the development would be LEED (Leadership in Energy and Environmental Design) certified, one of the first in Arlington and the metro area. The development has also been recognized by the Washington Smart Growth Alliance for its reuse of an old shopping center. According to Birenbaum, the retail space will target a small format grocer for the corner of the intersection and restaurants and smaller shops for the remainder of the space.

“I think that this (the project) represents an opportunity to redevelop an older strip center and turn what was an automobile-oriented, 1950’s setting into a more pedestrian development pattern. It will be mixed-income, mixed-use. We are really reworking the streetscape, bringing the building up to the street. It could be a model for the redevelopment of old strip centers into more pedestrian-oriented sites,” he said.

The development’s zoning hearing is scheduled for the fall. Developers hope to start construction in the middle of 2008 with occupancy beginning in late 2009 or early 2010.

Today in Pictures - Union Market

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

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
















Washington D.C. real estate development news