Meridian Pint: Building Up to a June Grand Opening (draft)

A June 2010 grand opening is in the works for Meridian Pint, 3DG's much-anticipated Belgian beer hot spot at the site of the old Bi-Rite Super Market at 3400 11th Street, NW, Washington DC in Columbia Heights. 3DG CEO John Goldman tells DCMud, that the $3 million project came out almost exactly as his all-in-one architect, construction, and development team planned. The building "looks almost identical to the rendering," says Goldman, and is a "contemporary architectural statement that's unique for the neighborhood. We hope it will inspire others to think outside the box." Goldman blames "lots of permitting and regulatory delays from the city" as the reason his team was unable to finish exterior construction by their original Summer 2009 deadline, but assures that they have now "delivered the shell to the tenants" whose interior design and renovation is "well underway." Those tenants, by the way, are John Andrade, the current co-owner of Asylum on 18^th Street, NW and his team of managers and contractors. Andrade signed on to a ten year lease of the 9,500 s.f. space two years ago, after Warehouse Theater owner, Paul Ruppert backed out of opening his own live music and food venue at the space. Although Andrade maintains his new place is "not a sports bar," he still plans to coincide what he's calling the "grandiose grand opening" of Meridian Pint and his downstairs bar Joint Chiefs with the start of the 2010 World Cup Games in June. Andrade boasts that he "did the bulk of the [interior] design work myself," and says progress behind the doors is moving at a "blistering" pace. But until the opening, he's keeping his vision for the interior "Top Secret."

  

Washington DC retail and commercial Real Estate News

The Moderno Condominiums

The Moderno, 1939 12th St., NW, Washington DC
Moderno condominium is a 19-unit condo, a joint venture between DC-based Lakritz Adler and Robertson Development, just off few feet off U Street. The Moderno consists of residential as well as (still vacant) ground floor and underground retail, and 12 parking spots, built in one structure that look like two buildings of 4 and 5 stories. Unique features included in some units: 19-foot ceilings, Spanish porcelain tiles and Spanish-built cabinets and some with outdoor showers on penthouse units. One-bedroom condos started originally in the high $300k's and three-bedroom condos stepped just over the $1m line. Construction began in the third quarter of 2007 and finished in early 2009. Designed by CORE Architecture and Design of DC, with Ellis Denning as the General Contractor for the project, this wood-framed building with brick and glass facade is a refreshing addition to the architecture of U Street, with modern interiors that incorporate wood and stone flooring and minimalist interiors as well as large glass bays, located 1 block to the U St. Metro. Phase 1 sales began October 2006 and did not sell out until late 2009, despite some hype about a supersonic sales pace.

Post your comments about the Moderno condominiums below:

Gales School Delay

The District of Columbia announced last week a delay in its procurement of bids to redo the historic Gales School. Just three weeks ago the District issued a Request for Offers for the property, located near Union Station and once nearly turned into a homeless shelter. The new timeline extends the submission deadline from February 16th to March 18th. Asked about the reason for the delay and whether any applications had been received, staff at the Department of Real Estate Services would only point out that they have a website to answer questions, a likely indication that they have not yet been overwhelmed with interest.

The city had been close to a deal with the Central Union Mission, which wanted to use the property for a homeless shelter, but the agreement was torpedoed by the ACLU.

Washington DC real estate development news

The Connecticut condominiums

The Connecticut, 3883 Connecticut Ave., NW, Washington DC
This 158-unit, 9-story condominium was slipped into the backyard of an apartment building just off Connecticut Avenue, sitting on the edge of Rock Creek Park, offering bucolic views from the rear. The Connecticut is only 3 blocks to Van Ness and Cleveland Park Metro stations, within short range of diverse retail. Layouts and finishes were very standard for its era of development, but the lobby was sufficiently redesigned to make it modern and attractive, and the building does offer a small rooftop deck with pool, fitness center, business center, and 3-level underground garage. Built in 2003 by Clark Realty Capital as a rental building, the brick and zinc-paneled building was designed by Weihe Design Group (now WDG Architecture), using New York based ShoP Architects for the "minimalist" interior design, and built by Clark Construction. The Connecticut was partially rented, but the condo conversion numbers were too good to pass up, and the project was purchased and rebranded by Monument Realty, interior renovation by Coakley & Williams Construction. Individual condos were sold as tenants vacated beginning in early 2005. The Connecticut condos sold out in Spring, 2006.

Post your comments about the Connecticut condominiums below:

The Artisan Condos

The Artisan Condos, 915 E St., NW, Washington DC, 20004
The Artisan was designed by DC's WDG Architecture, and developed by JBG Companies of Chevy Chase, MD. The 12-story condominium was built onto the back of old rowhouses, now incorporated into the condominium facade. Prices for the 160 condos originally started in the mid-$300,000's, 4 units were reserved as artist live/work studios. Located 2 blocks from the MCI Center, and only two blocks to several Metro stations. The Artisan includes the usual amenities: fitness center, e-lounge, 24-hour front desk, underground parking, rooftop deck, and a fairly unassuming lobby. Built by Clark Construction, condo sales by Alexandria-based McWilliams Ballard, and interior design by Brawer & Hauptman of Philadelphia. This was one of the first of Washington DC's downtown real estate residential development, and with most of the lots now fully utilized there won't be many more behind it, since most Penn Quarter real estate is commercial. The Artisan Condos began occupancy in late 2006, but sales did not complete until summer of 2008.
Post your comments about the Artisan Condos below:

Have a Say in the Future of the Mall

On February 18th, the National Park Service (NPS) will hold a public meeting to present (in brief) the various alternatives for revamping the National Mall. The NPS released a 600-page draft plan in December with a public comment period that lasts through March 18th. The goal is to create a comprehensive plan for the upkeep and improvement of the National Mall, including the various monuments and parkland within.

The plan has five options: a do-nothing option, a preferred alternative and three other options focusing on either historic landscape and education (signs and trees), a national civic space (think Forrest Gump) or urban recreation and ecology (baseball fields). According to the NPS website, the Agency Preferred Alternative is a combination of the three action alternatives.

See for yourself next week from 5 to 7 PM at the Old Post Office building near Federal Triangle Metro.

Washington DC real estate development news

Beneath Dupont, A Renaissance in the Making

The District could release a request for proposals (RFP) to reuse the Dupont Trolley Station by March. As a pre-RFP requirement, the office of the Deputy Mayor for Planning and Economic Development (DMPED) is seeking community input and preferences for use of the tunnels hidden under some of the District's hottest real estate; community input would be attached as an appendix to any RFP to provide guidelines for responses. Thanks to the snow delay, the ANC2B meeting for community input about the potential RFP was delayed from this week until next Wednesday, the 17th. Those with a long memory or a penchant for random transit knowledge are probably familiar with the Trolley Station sitting dormant under Dupont Circle. For the rest of you, take note: there are two large tunnels running underneath Dupont Circle that, until 1963, served as a station for DC's widespread system of trolley's a.k.a. streetcars. According to sources familiar with the project, the pending RFP will likely be open to any type of use, hopefully encouraging some creative submissions from groups eager to lease the space from the District and reclaim the Dupont underground from the rodents and discarded drug paraphernalia currently there. The underground venue had a short life in the '90's, when it was expensively renovated with a tacky streetcar theme, a project that failed when patrons realized that Dupont Circle had restaurants above ground that didn't require a long walk in a poorly ventilated tunnel. Why hasn't the District tried to find a use for this space sooner? The answer is that it did, but then got a lawsuit for its troubles, one that lasted long enough for (most) people to forget the tunnels existed. The RFP has come back to the forefront, thanks in part to the Arts Coalition for Dupont Underground, spearheaded by architect Julian Hunt and the Washington Project for the Arts.

Along with several other arts groups and galleries in the area, the group proposes a new gallery space below Dupont along the P Street near many existing above-ground galleries. The Arts Coalition will be competing for the RFP when it is released, it is unclear who their competition might be. The RFP will likely only be for a lease of the space, no land disposition, said sources familiar with the project. Though the District Department of Transportation does not have any plans to bring a streetcar to Dupont in the near future (20 years near future), an existing tunnel for a Connecticut or Massachusetts Avenue line would be a costly thing to give away, a fact the RFP is likely to keep in mind. 

Washington DC real estate development news

Improvement Coming to King Street Metro?

Commuters tired of unsafe pedestrian walkways, confusing traffic patterns and inconvenient bike facilities at the King Street Metro have the chance to let the Alexandria planners know and to possibly change some of those little, or not so little, irksome details of the daily commute. The City of Alexandria and WMATA will use $4.3 million in grant funding to improve safety and accessibility for pedestrians, transit vehicles and taxis at the King Street Metro. The stakeholders presented the King Street Metro Station Access Improvements design in late January and, after the public comment period ends on March 1st, the group will reconsider aspects of the design based on community feedback.

The planners sought to address the cramped and unsafe pedestrian areas, especially the narrow walkways between the station entrance and the Duke Street Tunnel. The new design expands the walkways and creates pedestrian barriers to reduce the number of crossings at the Kiss and Ride area and protect walkers from traffic. However, several people in attendance at the January argued the design does not focus enough on pedestrian access and fails to create the fastest and most direct routes possible. City planners indicated they were open to reworking the pedestrian options, but had safety in mind over efficiency. Another questioner suggested removing all or at least some of the surface parking to increase pedestrian access, something the planners were also open to considering.

Planners also seek to improve problems with vehicular access and circulation, currently there is no re-circulation available for buses or autos. The new plan would allow re-circulation for cars, move the taxi stand farther from the station but would increase the amount of space. The design also attempted to fix problems for bike commuters by increasing the number of racks and moving the bike storage lockers to a more convenient location.

Public comments are due March 1st, email wanda.cudzilo-smith@ alexandriava.gov. The team will take comments into consideration and come up with a final design. With the money already in hand, construction could begin soon thereafter.

Alexandria Virginia real estate development news

DC's Overlapping Authorities: Not Just a Developer's Headache

If there's one thing the ridiculous amount of snow has taught DCMud, other than developers love any excuse not to answer their phones, it's that the many overarching authorities that rule the District apparently cause headaches in areas other than development, such as snow removal. Just as massive developments like the St. Elizabeths Campus require developers to go before the Historic Preservation Review Board, the National Capital Planning Commission, the National Park Service (NPS) and the District Department of Transportation (DDOT), among other authorities, the recent snowstorm brought to the forefront the web of agencies responsible for District public space and sidewalks.

Tuesday, Councilmember Tommy Wells tweeted at the NPS and DDOT about uncleared sidewalks on several blocks of Pennsylvania Avenue SE. DDOT promptly tweeted back that it was not responsible for the 800 block of Pennsylvania and suggested the sidewalks might belong to the NPS. Other twitter followers suggested contacting Department of Parks and Recreation for good measure. If you can get over the fact that all these conversations occurred on twitter (you are reading a blog, err online journal), then you might get a feel for the confusion that is public space in the District...during a snowstorm.

Though District law requires property owners to clear snow and ice from sidewalks, handicap ramps and steps abutting their property within the first 8 daylight hours after snow, sleet or ice stop falling, District Agencies have their own priorities. As Charles Allen, Chief of Staff for Councilmember Wells, explained about the Pennsylvania Avenue situation "some of the parks are DC managed parks while many others are managed by the National Park Service...NPS [is] putting it on their radar to get out and clear, but their priority is around the monument and federal areas."

How many authorities overlap in snow removal for public space? Well, Allen was not certain but listed "the AOC for the US Capitol grounds, National Park Service for the Mall, national parks and a lot of the “pocket parks” throughout the city, and then the DC Government manages all the other local parks."

Another high-profile example of conflicting authorities and priorities is the street car debate.
In a September review of the 11th Street bridge project, the NCPC stated that it "does not support a street car system with overhead wires in the L'Enfant City" and encouraged DDOT "to pursue alternative propulsion technologies...that do not require overhead wires." The NCPC ban on overhead wires in the downtown area means DDOT will either have to find a way to power the street cars without overhead wires or have the law changed to allow them. Headache.

Whether you're trudging through snow or trudging through bureaucratic red tape, at some point you'll likely get stuck in the mire of District and federal agencies that govern DC. Oh yeah, you can follow us on twitter @TheDCMud.

Washington, DC real estate development news

Arts vs. Parking Lot in Mt. Vernon

The District and the Deputy Mayor for Planning and Economic Development (DMPED) are, at least for now, giving up on the Arts at 5th and Eye, the Donohoe Companies and Holland Development project, and installing a parking lot on the undeveloped District-owned site. Though the project team won the right to develop the promised high-end hotel, retail outlets and jazz club in September of 2008, no final agreement has been reached on the land exchange with the District Government since that time. The District Council is scheduled to review the revised project plan in March or April of this year, though that will not happen without an agreed upon land value.

In August, Memphis Holland, a Partner at Holland Development, told DCMud that the group hoped to have a resolution to their negotiations by the end of September. More than four months later, Holland indicates the developers are continuing to meet with the District in order to finalize a contract for the land and determine an appropriate land value. It would seem the District grew tired of underutilized land, opting for a paid parking lot in the meanwhile (not that Mount Vernon really needs more of those). The ANC had resoundingly supported the development during the RFP process, but the protracted negotiations and new surface parking lot have set some neighbors on edge. ANC Commissioner Keith Silver is protesting the DMPED's parking lot decision and the District's alleged exclusion of the community from conversations with the developers about the proposed development. According to Holland the developers had "absolutely nothing to do with the final decision by the District to have a parking lot as the temporary use for the site," but "we have been told this will not impede our objectives to develop the site, as planned, for a mixed-use development." Holland added that the group is continuing to work with project partners including Sol Melia and Boisdale as well as the neighborhood retail mix including Zenith Gallery. That said, the parking lot decision shows a lack of faith by the District government for the near future of construction and development at 5th and I Streets in Mount Vernon. 

Washington DC real estate development news

That New Condo Smell: Coming Soon to a Parking Lot Near U

According to Bonstra/Haresign Architects, construction will soon begin on a 31 or 32-unit, mixed-use condo development at 1638 14th Street in the 14th Street Historic District. This yet-unnamed, 7-story, 30,000 s.f. condominium will be built atop a 6,000 s.f. parking lot at the corner of R and 14th Street NW.

Bonstra/Haresign architect David Baker tells DCMud the project was "on hold for over a year, but now it's moving forward thanks to a new owner." That would be Habte Sequar, officially Loford LLC, who also built Renaissance Condos near Logan Circle in 2008 and the Josephine at 440 Rhode Island Avenue, which were intended to be completed by now but have not yet begun settlements.

The condos are "in the permit stage right now. I guess [the groundbreaking date] all depends on when we get final approval," but, says Baker, "the owner is interviewing general contractors" and has an optimistic "early spring" groundbreaking in mind.

Assuming April showers bring May condominiums, 14th Street residents are in store for 3,000 s.f. of ground floor encased behind "a highly symmetrical" facade of glass and buff limestone. These design details are meant to play up 14th Street's automobile row legacy by invoking the look and feel of a new car showroom. On the R Street side, the height will be scaled back and a "warmer pallet with red brick" will help to integrate the residential and business identities of the building with the larger neighborhood.







Plans for the condos "were submitted before the IZ [the District's Inclusionary Zoning (IZ) Program] went into effect" last August, and although Baker can't say for certain that none of the units will be offered below market-rate, he doesn't believe there will be an affordable component to the project. The project may also have some direct competition from JBG one block north, which has plans for its own, much larger condo on 14th Street.

If you (ahem) check under the hood of this work in progress, you'll find plans for an underground, one-level, 18-space garage built into the vault space along R Street. Rounding out the top of the building are either one or two spacious penthouse-style condos. But while the penthouse unit(s) might feel quite spacious, the one and two-bedroom units making up the rest of the building will have to be squeezed into what's left of the 30,000 s.f. of space. Baker admits that "none" of these remaining 30+ condos will be "very large units" and most will fall into the "roughly 1,000 s.f." category.

Washington, DC Real Estate and Development News

Arts Group Wants to Reinvigorate Stalled Developments

Developers who have been sitting on an unproductive lot or design for transit-oriented, mixed-use development might find a compelling impetus in an offer from Cultural Development Corporation (CuDC). The arts-oriented, non-profit broker, involved in project like Source and Atlas Performing Arts Center, is seeking "strategic partners" to create two projects, a commercial arts space and visiting artist housing, and is accepting applications from developers looking to utilize the resources and reputation of CuDC to create a sustainable arts space and catalyze neighborhood development. The Request for Expressions of Interest is the non-profit's first effort to formalize the type of development partnerships into which it invests time and resources.

Anne Corbett, Executive Director for CuDC, said the group receives calls "regularly" from developers with random lots or project ideas, and that the new direction is as much an exercise in embracing offers that work as in being able to "say no" to projects that do not fit. With the plethora of "stalled and underutilized projects" in the DC region, Corbett said the partnerships could provide the extra oomph to get projects moving that would "otherwise be sitting on the shelf."

The Commercial Arts Space would combine artists' work space with private arts organizations - meaning retail, restaurant, graphic design firm or even a law firm - while providing space for artists to work. Corbett said the ideal commercial project would offer 100,000 s.f. of space, 20,000 s.f. of which would be dedicated to artists' work space to create a "critical mass" between artists and related businesses.

The Visiting Artists Housing would provide both long term (multiple months) and short-term (overnight) housing in a hostel-like setting capable of holding a minimum of 35 artists each night. Corbett said this project needs to be centrally located and close to a metro, but also needs to be in an area that would "substantially benefit from the spillover effect". In the RFEI, the non-profit points to the Atlas District and the dramatic change that came over the H Street Corridor and its renaissance. So Dupont is probably out, but Brookland or Petworth could be in.

To apply, a developer needs "development expertise, capital, and/or property for development." CuDC is willing to act in various roles within a project including acting as the lead developer, minority development partner, master lessee or as a facilities manager. The ideal projects would rehabilitation of an existing structure at an infill location.

And CuDC must have a strong voice in the development process. Corbett said "people who have worked with us know that we are not shy, regardless of the financial relationship we strike in a project; we're very forthright with our opinions."

Got a stalled project near the metro? Have an underutilized lot in a neighborhood in need of a cultural boon? Don't mind being bossed around by a non-profit? Responses are due March 26th.

Washington DC real estate development news

DC Bond: Back in Action?

By late February or early March, lenders and buyers may again have the option of pursuing the DC Bond, thanks in part to a $193 million award from the Obama administration to the DC Housing Finance Agency (DCHFA), $25 million of which has been set aside for Single Family Mortgage Program.

In the past the bond program was designed to make home ownership affordable to buyers in DC. Not all buyers mind you, but a pool of buyers who might not otherwise qualify for a loan. The past program was aimed at first time buyers, those who had not previously owned a primary residence in the past three years, and even repeat buyers if they purchased in "certain targeted neighborhoods." The benefits of the program? Again, in the past there had been a 4% grant that could be used towards a down payment or closing costs. The interest rates on the loans were compatible with the conventional rates. There had been and presumably will be, maximum income limits and purchase prices that will determine final qualifications.

While yesterday's "soft release" meeting remains shrouded in mystery, DCMud has acquired tentative details on the new bond from sources familiar with the proceedings, which was an opportunity for bond lenders to dig into the details of the new bond, ask questions and offer suggestions about getting the word out to potential buyers, before the bond hits the market in the next few weeks. Though the details can and very well may change here's the gist:

The new bond rate will likely be set at 5.25% and would initially only be available as an FHA loan, with a conventional release potentially expected anywhere from 30 to 60 days later. The new bond may offer a $10,000 soft second to go towards a down payment or closing costs for buyers with little to no cash upfront. Income stipulations will probably remain the same, so buyers who qualify with FHA would qualify for the DC Bond. With interest rates on conventional loans expected to rise by the year's end, the DC Bond looks like an attractive option for many first-time home buyers.

The potential 5.25% rate on the bond is competitive with rates available in the local market and will become more so if rates do increase to the rumored 6% by year's end. The DCHFA is still working out the details of conventional loans with both Fannie and Freddie, negotiating rates and trying to determine whether to choose one or the other or both. The initial bond release could potentially be good through December 2010 with $25 million backed by the U.S. Treasury set aside to cover bonds during that time period.

The DC Bond presumably could sell quickly to the benefit of the industry and first time home buyers. If the spirit of the previous bond remains, this will be a huge boon for those first time home buyers who either have little or no cash to put towards a deposit, or simply couldn't qualify for a traditional loan. And the potential $10,000 for a down payment and closing cost help is a no-brainer.

The possibilities for the bond sound pretty good, but we'll have to wait a few weeks until the DCHFA releases official numbers to know for sure.

Washington, DC real estate development news

DC Preservation League Seeks Historic Site Nominations

Know a historic property that needs protection? The DC Preservation League is seeking nominations for DC's most endangered buildings, parks, or vistas, in an effort to save historic sites facing demolition, "inappropriate alteration," or just plain neglect. Interested parties have until tomorrow to submit the site they would like saved.

Sneak Peek at Future U Street Pub

Ian and Eric Hilton, the minds behind restaurants and popular night spots, Marvin and the Gibson, are hoping to replace a U Street eyesore with a new English-style pub in Shaw called the Brixton.  Current plans call for a "Gastropub" (a bar with food) offering fish and chips to the U Street crowd, just around corner from the 9:30 Club. Though the vacant structure appears to sit deteriorating on the northeast corner of 9th and U Streets, NW, from the inside it is clear that rehabilitation is under way. Before the year is out, the Hiltons will have succeeded in converting the decayed building into yet another lively neighborhood bar, with rooftop deck. Ian Hilton told DCMud that the property owner for Marvin approached the restaurateurs about 901 U Street, offering to buy the property, if they'd get their hands dirty and deliver another hot spot. Hilton joked, "he likes to get us to rehab his old properties." The building's interior has already been gutted during surface demolition and construction could begin in late February or early March, depending on permits. Hilton refused to tempt fate by predicting an opening date, but did indicate construction should take six to seven months and that he'd like to open "when its still warm out." The general contractor for the project is MasterBuilt. 

When finished, the interior will offer 4,800 s.f. of space with likely seating for 130 people. "We're kind of famous for our small kitchens," said Hilton when asked how much of that 4,800 s.f. will be closed off. The rooftop deck will boast 2,000 s.f. and, as of right now, will offer some seating and a rooftop bar with food available, though the menu may differ from the downstairs restaurant. Even as the restaurateurs are ironing out details for the menu and design, they have applied and received approval for a liquor license for the space. Full speed ahead is an impressive feat in times like these. The soon-to-be Brixton building was originally built in 1882 as a two story brick structure, which was later combined with other buildings on 9th Street. 

As much of the older structure has been altered over the years, architects at FORMDesign worked with HPRB to identify a few original design elements to preserve. Hilton said the group has been working to refine the final design, but HPRB has given approval to move forward. Dario Davies, CEO of MasterBuilt and Principal at FORMDesign, said the design is meant to reflect an English Pub, it's "very neighborhood and community friendly; someplace to spend the evening."Just last week the restaurant group was at a ground breaking for their new Georgia Avenue restaurant. With their new U Street location under way, the Hilton brothers continue to take unloved, deteriorating structures and turn them in familiar community watering holes.

Washington, DC retail and commercial real estate news 

Silver Spring Calls for More Residential Downtown

In addition to a new library and a new multi-modal transit center, and soon to be new residential project across the street, Silver Spring may get itself a development partner for yet another mixed-income rental housing near the intersection of Fenton and Bonifant Streets. Yesterday, the Montgomery County Department of Housing and Community Affairs released a request for qualifications (RFQ) for developers interested in forming a public-private partnership to build housing on 0.75 acres of County-owned property abutting the site of the proposed Silver Spring Library.

The County estimates that space would have the capacity for 120 units in 120,000 s.f. In return for a 99-year lease on the space, the County requires any developer to provide 30% of units at moderately priced levels, 30% as workforce housing and 40% as market rate units. The project would need to provide some on-site parking, but the County is encouraging creativity to minimize the need for parking, such as shared parking and flex car programs. The County also asks that the developer provide space for ground floor retail in the new building.

A few little hiccups make the site a little more complicated than most. First, the housing project cannot be built prior to the construction of the new library and any plans have to be coordinated with the library developer. Officials expect work to begin on the library site in mid 2010, though library construction will not start until officials have reached agreement on final design for the building, including how to incorporate the Purple Line, station and all, into the site. Second, some of the right-of-way for the proposed Purple line traverses the housing site as well, so any developer would need to work with the Maryland Transit Authority to make sure any development does not interfere with any potential future transit facility.

So if all that doesn't put a dent in your interest, submissions are due March 26, 2010 at 2 PM, a short list will be announced in April 2010, with follow-up details required by late May 2010.

Silver Spring real estate development news

Capitol Hill Tower

Capitol Hill Tower, 1000 New Jersey Ave., SE, Washington DC Capitol Hill Tower was built by Valhal Corporation of New York, completing in May, 2006. The 334-unit building is a "condo-op" (more coop than condo), with some of the best pricing in the city at the time of sale, with 12 studios, 209 1-beds, 120 2-beds and 3 3-bedroom units. Sales began in October 2005, and continued through 2010. Building amenities include a pool, fitness center, and attended front desk; pets allowed. Finishes are simple and plain - the building will never win awards for design either inside or out - but its draws are the proximity to Metro (one block) and to the ballpark. SK&I Architectural Design Group designed the building, which was assembled by Tompkins Builders. This was definitely a pioneering project for the area, surrounded at first by vacant lots and industrial sites, but the opening of the Nationals Stadium has changed that somewhat, and now significant residential and office construction is underway, as well as a nearby bike path along the Anacostia as part of the Capitol Riverfront neighborhood. Post your comments about this coop below:

Silver Spring Church Goes Residential

Developer Lakritz Adler has presented its first plans to turn a decaying church into a large residential project in Silver Spring across from the new downtown library. The DC developer is working with the First Baptist Church on Wayne Avenue to build a roughly 200-unit apartment building and replacement church for the congregation.

According to Josh Adler, Managing Partner of Lakritz Adler, the developer has been working with the church for three years to develop a site plan, which should begin construction by late next year, replacing the 80-year old church with a 5-6 story apartment building and church along Fenton Street, between Bonifant and Wayne. Assuming approval by the county, the residential project would be the largest for the developer and its first church development, both on a small downtown site, which Adler says led to a challenge that other firms turned down for being "too complicated." But Adler says his firm was contacted by the church for the undertaking and found a good match, despite the novelties. "I can't say we've built a church before; but they have a church architect, Dimensional Dynamics, a Pennsylvania firm which has an expertise in that area." For the residential piece, the team has selected Torti Gallas of Silver Spring. While plans remain just that, Adler expects the project to include about 30,000 s.f. of ground floor retail, replacing what is now largely a surface parking lot. If things move expeditiously, Adler predicts construction could start two years from now. If all goes well, Lakritz Adler and First Baptist will erect a 5 story building (grading to 6 stories on the lowest portion of the site) along Fenton Street, with retail along the front that rounds the corner on Wayne, with a residential entrance on Bonifant. Current designs specify a concrete structured first floor for retail, a garage below, and a 4-level wood-framed residence on top, topping out at 60 feet measured from the highest elevation. Adler sees ultimate approval as likely. "We're not asking for any variances or exceptions. We've had a number of community meetings in the past month, as well as with Park and Planning Staff; we've gone in with a meaningfully smaller building than we are allowed to build there, and have tried to design it in a way that the community approves of." First Baptist, he adds, has been an active part of the design process. Located directly opposite the upcoming Purple Line station and new Silver Spring library, Adler says of the land "its a very important site, I don't think anyone could argue that it is the single best multifamily site in Silver Spring today." The developer promises the building will be worthy of the location. "It will be built accordingly, with lots of amenities, a nice roofdeck, and a business center. I would compare it to Ellington on U Street, the same kind of quality level. The very high end of residential quality for Silver Spring." The first plans for the site, created in 2007, were for an office building, but that changed with the shifting market. "It seemed like the office market was better at first, but our view is that residential market is starting an upswing" said Adler. While the team is building under the presumption of rental apartments, he notes that the project could of course go condo down the road. "The plan is for rental, but nothing is stopping us from switching in the future."

Silver Spring commercial real estate news

Senate Square to be Auctioned

The 432-unit Senate Square apartment building on the 200 block of I Street, NE is headed to auction on February 23rd. Senate Square was developed by New York-based Broadway Development Company and designed by architect Philip Esocoff. The property went into receivership in October 2009.

The two 12-story towers began sales as condos in September of 2005, but in 2007 converted to apartments when only 150 units went under contract. Since that time, the developer had fallen behind on mortgage payments to lender Goldman Sachs, and last October, California- based Douglas P. Wilson Companies was appointed as Receiver for Senate Square, requiring them to act as the developer on behalf of the court. On December 11, 2009, Goldman Sachs sold the note to Westbrook of New York. According to a representative of the Receiver, the project is currently 85% leased, more than 2 years after offering the building for lease, and that the new ownership is not likely to affect management or operation of Senate Square as an apartment building.

Senate Square was cleaved off from Abdo Development's Landmark Lofts condo project, which purchased site of the former Children's Museum for development; the two share a central amenities building. The auction will be held at 10am, February 23rd, at the auction house of Alex Cooper.

Washington, DC real estate development news