Bowling for Condos (or Visa Versa) in Falls Church

While plans for the north side of Falls Church’s City Center village project have apparently stalled, the same is not true for the southern part of this project, encompassing 5.3 acres on the south side of the 200 block of W. Broad Street, extending down to the current Bowl America site. On Tuesday at a special City Hall briefing, Falls Church leaders and Atlantic Realty representatives officially unveiled their plans for this long-awaited project, which includes a nine-story office on W. Broad Street, a 10-story, 180-room hotel at the corner of S. Maple and Annandale Road, and a new 55,000 sf Harris Teeter grocery on the Bowl America site. In addition, there will be 500 rental apartment units over the grocery store site, plus a 67-unit senior living condo building, 25,000 sf of new retail, and 1,500 parking spaces. And don’t fear – Bowl America is expected to be relocated to a new site, ensuring funky polyester shirts and cheese fries for generations to come. Atlantic Realty is currently seeking comprehensive zoning changes to accommodate the project, which the company hopes to start building in September 2007, with a completion date of 2011. The project plans are expected to be opened for public comment starting sometime this January.

Iconic Market in Shaw Wins Initial Approval for Development

The O Street Market (pictured), probably the most iconic building in the Shaw neighborhood of DC, has taken a critical step toward restoration with approval by the local ANC (Advisory Neighborhood Commission) this month as part of a massive project covering two city blocks just north of the Convention Center. DC-based Roadside Development, LLC, which purchased the land in 2001 and has spent the intervening time seeking local approval, will develop the blocks between 7th and 9th Streets that now contain a Giant supermarket and the O Street Market, built in 1880 and now just a shell. The historic market will house the new Giant, with over 60,000 s.f. of space, and additional space for retail. Roadside intends to use the remainder of the site to build an undetermined amount of condominiums, townhouses, and apartments, as well as about 800 parking spots, most of which will be underground. Shalom Baranes will serve as the master planning and primary architect for the site.

The site is just two blocks from the Broadcast Center One project by Four Points LLC, which is expected to provide 100,000 s.f. of office space and 185 condos above the Shaw Metro Station, with groundbreaking expected this Spring. Shovels are not expected to turn dirt until 2008. The current Giant will likely close at the end of that year; the new Giant, expected to open in 2009, will be larger than the "urban lifestlye" Safeway going up around the corner at 5th & K as part of the City Vista project. Loading docks will be moved underground, solving the problem of rows of space-hogging loading stations that now take up a full block on 9th Street. Most of the project will rise to 90 feet, though some elements may rise to as much as 110 feet under the current plans. Approval by the ANC was not required but indicates community acceptance of the project and much warmer reception by the city in future hearings.

Massive Arcola Center Project to Break Ground

On the heels of its Comprehensive Plan Amendment being approved by the Loudoun County Board of Supervisors, Buchanan Partners is now ready to break ground on its $1 billion, 20-year plan to transform the sleepy locale of Arcola into Arcola Center, a 400-acre project that, when completed, will contain 2.1 million sf of office space, 1.1 million sf of retail, 80 acres of townhomes and multifamily units, two hotels, and a tourism center. A key component of this project will be the construction of a new plaza-oriented "town center" lined with 145,000 sf of boutiques and restaurants. Buchanan is working with EYA on a master plan for the residential neighborhoods, and EYA and other developers will then construct the homes in a 69-acres site called the Village and another parcel that will be called the Residences at Main Street. Retail leasing will be handled by KLNB, and the search is now on for major stores to be the anchors. The retail component is expected to be ready by the end of 2008.

Major Changes Coming to Baileys Crossroads and Seven Corners Areas of NoVa

Well, I guess it’s a more reasonable plan than the desire we felt last week to level the whole area with asphalt while stuck in traffic.... Long the bane of commuters and those who appreciate smart urban planning, the strip-retail loaded, pedestrian-unfriendly areas in Fairfax County known as Baileys Crossroads (where Columbia Pike and Route 7 meet) and Seven Corners (where Routes 7 and 50, and Wilson Boulevard cross) – totaling 400 acres in all - might soon experience bright makeovers, if the county’s dreams for them come to fruition. Fairfax County and the Baileys Crossroads/Seven Corners Revitalization Corp. are eagerly anticipating a major study from the Urban Land Institute (ULI) that is expected to present a roadmap for economically revitalizing these aging but vital intersections, located less than 15 minutes from DC. Fairfax County is already working to get a jump on things, having rezoned some of this land to permit and encourage new residential, retail, and office projects, and developers aren’t far behind. Local builder Weissberg Corp. has already filed plans to construct a mixed residential, retail, and office project on Columbia Pike, and another developer is hoping to put a 2.2 million sf mixed-use residential complex on Route 7 where the Burlington Plaza now sits. With plans like these, there may soon come a day when people again remember Baileys Crossroads for the ringmaster who once set up shop there, and not the circus of garish retail and roads it had become.

View 14 Condos Goes Rental

View14 condos, the high-profile project by DC-based Level 2 Development, will reportedly end sales on its project at 14th and Florida, NW, and build the yet unrealized project into rental apartments. Bethesda-based SK & I Architects designed the building to angle away from the road with walls of glass that, with the natural slope of the land, will supply many of the 170 units with a view downtown when completed in mid 2008. The much anticipated project is expected to realize the District's goal of creating a retail strip from downtown through Columbia Heights, replacing a once thriving row of auto dealerships that in recent decades became the archetype of urban blight. The 14th Street corridor's more recent rebound includes local developers like PN Hoffman populating the strip with pricey condominiums, and one of the higher concentrations of local retail in the city - at least up to W Street, where Busboys and Poets signals the end of the developed strip, until now. View14 is replacing the old Petrovitch body shop and a bevy of enormous Comcast satellite receivers, most of which have already been removed.

Many local developers have faced pressure from investors to move away from condos and toward the more lucrative apartment market, especially where investors require pre-construction sales up to 2 years in advance. Such requirements have been harder to accommodate as fewer buyers are finding it advantageous to sign a contract one to two years before completion, forcing developers to cancel condo projects early in the development projects. Level 2 is partnering with Centrum Properties, a large Chicago-based developer, to help realize the ambitious project, and retains further plans to replace the outdated Nehemiah strip mall across the Street, which it purchased for $13.2m in March of this year and intends to plow under next year in favor of a mixed-use development with condos and retail.

Falkland Chase Project Moves Forward

The massive redevelopment of the north side of the historic Falkland Chase complex in Silver Spring has taken another step forward, with the recent filing of the Project Plan Review development application for this project with The Maryland-National Capital Park & Planning Commission (M-NCPPC). The Falkland North complex, to be located on the northeast corner of East-West Highway and 16th Street, will be a mixed use development built by Home Properties, containing 1,020 residential units, plus 62,000 sf of retail and commercial space (with a grocery store expected as one of the retail tenants).

Construction Begins at The Admiral Condominium Near Navy Yard

ICP Partners, a nation-wide developer now expanding in DC, has started prep work on the site of what is supposed to be a 17-unit condominium building at 801 Virginia Avenue SE. The Admiral will be located just south of the Southwest-Southeast Freeway at the end of the historic 8th Street "Barracks Row" corridor on Capitol Hill. This project, which has been endorsed by the Chesapeake Bay Foundation as pro-environmental for its green roof, will also contain 17 below-grade parking spots, 3,200 sf of retail, and 5,000 sf of office space. Units will have "high-end" finishes, with some offering balcony views of the Capitol. Architecture by Bonstra Haresign includes a small wood-frame structure with public roof deck, facing the Southwest Expressway. Completion is expected in 2008.

Washington DC real estate development news

Bonifant-astic News for Silver Spring

It started with the building of the Lofts 24 condominium at the southeast corner of Bonifant Street and Fenton Street, and was followed with the revitalization of The Quarry House Tavern at the Georgia Avenue end of Bonifant, but now it looks like the shops and buildings sandwiched between the two are to find themselves in the midst of the development action already reshaping Silver Spring. First on the drawing board is a residential project planned for the abandoned apartment building at 935 Bonifant Street (to the right of Nail Genie at 937 Bonifant). If built, the seven-story Bonifant Street Condominium – which will incorporate and build upon the existing structure – will contain 59 contemporary units, with “townhouse”-style units on the lower level. However, zoning issues with this project have put it on hold for the time being. Next up is a residential project planned for the stretch of existing storefronts businesses between 949 and 961 Bonifant Street. The proposal recently filed with the Montgomery County Planning Board for this location details plans for an eight or nine-story residential building with 72 units (probably rental), with 72 parking spaces below the structure. An actual timetable for this development is not yet known. What is to become of the businesses now occupying this location (such as the Tayari Casel Martial Arts Academy and the Pennyworth Shop) if this project is done is not yet known. Finally, just around the corner on Wayne Street, a new Silver Spring Library is planned that will have exposures facing both Fenton and Bonifant Streets. This 41,000-sf building will replace the current and outdated existing library that was built in the 1950s on Colesville Road. Construction is expected to begin in 2008.

Plans to Redevelop Florida Avenue Market Win Preliminary Approval

Long the last bastion of industrial warehouses (not to mention a great Italian deli) and the wholesalers who supply DC with meat and produce, the Florida Avenue Market (or Capitol City Market), located to the northwest of Gallaudet University between New York and Florida Avenues NE, now finds itself at a gentrification crossroads, as it is at the center of a battle over plans to turn this 24-acre industrial area into a new residential "town center" near the New York Avenue metro station. Round one was won by the developer on Tuesday, when the DC Council gave preliminary approval to Sang Oh Choi (who owns most of this land) for his $1.2 billion "New Town at Capital City Market" project that would put condominiums, retail shops, a hotel, offices, a YMCA, and a theater/ice rink in this location. A minimum of 20% of the planned 1,450 residential units would be made affordable and available to DC employees such as teachers and fire/police officers. In addition, Choi plans to build warehouses with three levels of parking for the wholesalers now operating in the market. Merchants are understandably nervous about these plans, and there was strong opposition to this proposal on the DC Council. However, the measure was approved after being attached as an amendment to another bill on workforce housing by supportive council members.

Changes Coming to Georgia Avenue-Petworth, Dunn Loring Metro Stops

Those who suffered through the building of the Green Line remember well the disruption and dust kicked up by that long project, and celebrated the day the line was completed. While not as controversial, and in the end it will be part of something wonderful for Petworth, the Washington Metropolitan Area Transit Authority (WMATA) is planning to close the west escalator entrance to the Georgia Ave-Petworth station for two years starting December 11, 2006 (the east escalator entrance will stay open). This is part of the construction plan for Park Place (pictured), which is being built above the station. When completed in mid-2008, Park Place will offer 156 units in a 6-story building built by Donatelli Development. Park Place will offer underground parking and private rooftop terraces for prices starting at $320,000 for a 1BR condo and $480,000 for a 2 BR unit.

In other metro stop news, on Monday the Fairfax County Board of Supervisors approved Trammel Crow Residential’s plan to build a 720-unit apartment building with retail on a 15-acre lot at the Dunn Loring-Merrifield station. The project calls for three towers, set around a landscaped plaza, to be built on the parking lot, along with a new six-story parking garage with 2,000 spaces and stores underneath. There also will be 1,150 additional underground parking spaces under the apartment towers. Eight percent of the apartments will be set aside as "workforce" housing for county employees and low-income residents. In addition, Trammel Crow has pledged to the county a contribution to help cover the costs that the expected influx of new school-aged children will bring.

$400 Million Waterside Mall Redevelopment Project Takes a Step Forward

After years of sadly languishing while waiting for the wheels of development and bureaucracy to turn, progress can now be reported on the $400 million plan to revitalize the aging Waterside Mall at 401 M Street SW, just blocks from the major Southwest waterfront development that will take place along the Washington Channel. The National Capitol Revitalization Corp. (NCRC) board has finally approved the transfer of most of this property (almost 586,000 sf) to Waterfront Associates, a joint venture between Bressler & Reiner (the original builders of Waterside Mall in the early 1960s), Kaempfer, and Forest City Enterprises. Waterfront Associates already owns the existing mall building and two office towers on the site (as well as development rights), but needed this transfer of the ground lease from the NCRC (the DC Council ok’d the NCRC transfer earlier this year). Waterfront Associates plans to develop 1.2 million sf of residential units and another 1.2 million sf of office space, plus 75,000 of retail (including renovation of the existing Safeway), and will do this by building new buildings and renovating the existing towers. The DC government has committed to lease 500,000 sf of this office space for 15 years, starting in 2009 (when the space is expected to be completed). In addition, the site will be opened up to allow 4th Street SW to go through the development so I and M Streets would be once again connected. However, for the height the joint venture wants to build, zoning commission approval is needed, which probably will not occur until mid-2007 (the land transfer will officially take place once zoning is approved). Construction will then begin.

AWC Presents Poplar Point Proposals

Last week, the Anacostia Waterfront Corp. (AWC) officially presented at a public meeting the first proposals submitted for the development of Poplar Point, 110 acres located across the river from the Washington Navy Yard at the eastern foot of the South Capitol Street bridge in Southeast DC. This land will be transferred by the Federal government to DC as part of legislation passed on November 16th. The proposals, drafted by Skidmore, Owings & Merrill LLP, presented two visions for the land. The first shows retail, office, and residential development in three clusters (near Good Hope Road SE to the east, W Street SE in the middle, and Howard Road SE to the west), with a new soccer stadium (and parking) for DC United and a 500-room hotel and conference center near the W Street development. 

The second proposal shows all the retail, office and residential development, but leaves out the soccer stadium and hotel. New roads are also to be built to link these three clusters. The residential component calls for between 1,400 and 2,300 units, with 30% priced below market rate. Almost half of the transferred land will be preserved as public park land and green space and trails along the Anacostia River. These proposals, which are open for public comment, will not be finalized for a number of months.

District of Columbia real estate development news

Community Groups Withdraw Opposition to H Street Project

It appears that the back-and-forth, neighborhood vs. developer dance that has been occurring over the proposed development planned for the 600 block of H Street NE has come to an end, with the community groups opposed to the project now stating they back the developer. H Street Ventures LLC is planning on turning 601-645 H Street NE into a 312,000-square-foot residential, retail and office complex valued at nearly $150 million. According to documents filed with the DC Board of Zoning Adjustments, the developer is hoping to build 240 residential units, with 13,000 sf of retail space and 180,000 sf of office space. The community’s concern focused on the nine-story building H Street Ventures was hoping to build between two existing buildings in this space, specifically its height and scale compared to the rest of the block, citing that it violated the H Street Overlay guidelines regulating the construction of buildings over 6,000 sf (thus necessitating a special exception). Hoping to quell community opposition and gain this exception, the developer worked with neighbors to reach consensus on a reconfigured, more pleasing scale for the building that adhered to all the other Overlay guidelines, and proved its exemption would not set a bad precedent for future construction on H Street. The DC Board of Zoning Adjustment still needs to decide by December 5 whether to grant the developer’s zoning relief request, but with opposition now quieted, this should be approved.

Corcoran Buys Randall School, Plans New Art Space and Apartments

Long the desire of many dreaming developers, the vacant Randall School at Half and I Streets in Southwest DC has finally found its future purpose. On Wednesday, the Corcoran Gallery of Art announced it has purchased the 80,000-sf building from the DC government for $6.2 million, and has hired Monument Realty to manage its renovation. The Corcoran, which has outgrown its home on 17th Street near the White House, envisions using half of the fixed-up school for studio, classroom, and display space for its larger-scale art collection, while converting the other half of the building into apartments. As part of its deal with the city, the Corcoran will offer some space in Randall to artists who used to lease space in the building. For this project, the Corcoran will sell Randall to Monument for $8.2 million, which will then manage the building. The Corcoran is donating its profit from the sale to the city’s public school modernization fund. As for the apartments, while numbers are not yet known, twenty percent of the units will be affordable housing.

A Different Shade of Green for Maryland

Following on the heels of DC's move two weeks ago to draft legislation requiring private buildings to implement energy-conservation measures by 2012, the Montgomery County Council is set to approve a bill that would approach the "greening" of construction a little differently, offering incentives such as tax-breaks and reduced building fees to those builders who comply with the news standards starting in 2008. The "Green Buildings" bill, which would make Montgomery County one of the most environmentally forward metro areas in the country, will apply to new and public buildings of 10,000 sf or more, and motivate developers to install low-flush toilets and build roofs using plant covers through a combination of reduced building fees and tax rebates.

Trailer Park – 1, Developer - 0

When looking across the Washington metropolitan region, it often seems the development of new residential and commercial projects, buildings, and neighborhoods is proceeding at an unprecedented pace, bringing with it the ongoing issue of how to ensure and protect affordable working-class housing for those either already living or working in this increasingly pricey region. A microcosm of this ongoing battle is playing out now in Fairfax, one of the country’s most affluent counties, where just last week residents of a long-standing, affordable mobile home community learned they won’t have to move to make way for a new high-priced town home development … for now. The Penn-Daw Mobile Home Park along Route 1 below Alexandria first learned of their imminent displacement in February 2005, when the owner of the park and a nearby shopping strip sold the land to developer JPI, which planned to build its $100 million Kings Crossing project (pictured), containing 872 residences and town homes, 215,000 square feet of retail, a 150-room hotel, and 160,000 square feet of office space over 33 acres. The residents of the park banded together to save their homes, or in the worst-case scenario to work for a fair financial outcome to ensure they could find new places to live. For the past year, the residents and JPI battled to find a workable solution, but just last week JPI decided not to move forward on its plans, citing a soft real estate market along with the inability to reach an agreement with the trailer park. The Penn-Daw residents are now contemplating ways to safeguard their homes for the future, whether it be working to buy the park themselves or having Fairfax protect it from development.

Silver Spring Transit Center Breaks Ground

On Monday, November 27, Montgomery County and other officials finally broke ground on the new Silver Spring Transit Center project, the $75 million transportation hub planned for the existing Silver Spring metro site. The center, which will be named in honor of retiring Senator Paul Sarbanes (pictured with other public officials at the groundbreaking ceremony), will transform the 5.7 acres in front of the metro station where the bus depot now is located (and across from the Discovery headquarters) into a three-level transportation center (the first two levels for buses, the third for metro’s Kiss and Ride, taxis, and some parking). The project will also feature two condominium buildings containing 450 units, a 200-room hotel, 25,000 sf of street-level retail, and a public plaza. The private development is being handled by Silver Spring Metro Center Partnership/Foulger-Pratt Development. Architecture by Zimmer, Gunsul and Frasca. The transit center is expected to be completed by Summer 2009.

Senior Condos Take Shape in Bethesda

Sunrise Senior Living Management has begun construction on its latest senior living condo project, a 323 unit complex at the junction of River Rd. and I-495 in Bethesda. Built on a 16-acre site that had been forested until construction began, Fox Hill will provide 240 condominium units built in semi-traditional Craftsman style, as well as 83 assisted-living rental units when the project is complete in the first quarter of 2008. Located adjacent to a golf course, Fox Hill will offer a putting green, spa and full concierge amenities, as well as an additional assisted-living center with 83 rental units and 24-hour nursing care. This is the fourth local project for McLean-based developer Sunrise, which claims itself as the largest provider of senior living services in the country and is concurrently developing the Residences at Thomas Circle in downtown DC. Fox Hill began sales of its units, which range from $450,000 to $1.6 million, in mid 2005 and reports that more than 50% of its condos have sold.

The project follows shortly on the heels of the closing of Canyon Ranch, the massive mixed-use project nearby that targeted seniors but failed to reach critical mass and pulled the plug in August of this year.

New Condominium to Open in Anacostia

Longwood Properties is planning to renovate a mid-century walk-up 2 blocks from the Congress Heights Metro Station and convert it into condos. Located near the redevelopment underway at Camp Simms, Congress Place is offering thirteen 1, 2 and 3 bedroom units; with 1-bedroom condos starting in the low $100's and 2-bedroom units to start at $175,000. This project joins a slate of redevelopment projects converting presently dilapidated buildings into small condo project, many of which have been gutted by time and need a full restoration. Sales to begin after Thanksgiving.

Waterview Sales Office to Open in January

After many months of repeating the “coming soon!” mantra, it now appears that the sales office for Waterview – the massive office, hotel and condo project located at 19th and North Lynn Street in Rosslyn – will be ready for business in mid-January 2007. JBG started construction on this project in March 2005, and expects to complete it by the end of 2007. The first tower, which will be 29 stories and overlook the Potomac, will feature 136 luxury condos sitting above the 160-room Hotel Palomar. The 620,000 sf of office space in the second tower has already been leased. The two towers will be connected by a 4th-story terrace, which will feature 7,180 sf of retail, above the Rosslyn metro.

Plan for Old Convention Center Site Approved

Move over, Cirque du Soleil tents and bad public art – there is a big redevelopment plan ahead for the old DC Convention Center site. On Wednesday, November 21, the Deputy Mayor's Office of Planning and Economic Development, after months of community input, approved the master plan submitted by developers Archstone-Smith and Hines for a $650 million complex on this 10-acre site, containing 686 residential units, 415,000 sf of office space, and 280,000 sf of retail. In addition, over 100,000 sf of land is being reserved for a new DC library. The project will also contain 1,700 underground parking spots and a public plaza, plus feature the reconnecting of both 10th Street and I Street through the site. The project is anticipated to generate over 7,000 construction-period jobs and 5,217 permanent jobs, plus $30 million a year in new tax revenues. Construction is expected to begin in 2008. Additional renderings can be seen here.

Villages at Pepper Mill Project Breaks Ground in PG County

The Addison Road metro station will soon have a new neighbor (well, in 2010, that is), as developers Structures Unlimited and Foster Communities broke ground last week on The Villages at Pepper Mill, a $36 million residential project on the old Baber Village public housing site in Capitol Heights. The community will contain 96 townhouses on 20 acres, with sales expected to start in late 2007. The Villages at Pepper Mill will join the Icon, a 170-condo project near the metro at the intersection of Addison Road and Central Avenue that broke ground this past August.