WASHINGTON, DC | Development News

[dc_denizen]

How is F Street around 10th doing these days? Have they filled in the retail locations successfully? In my day this area was nicely renovated but kind of quiet with just-renovated but still vacant storefronts, oddly given the sheer amount of tourists and office workers in the area.

[paytonc]

Up to 2,000 additional units might (might not) be built on what was "the largest block in DC," the former Waterfront Mall/Town Center. In addition to the 530-unit Sky House apartment conversion of the old EPA buildings, and the 324-unit Fairfield at Marina View PUD approved in 2008 at the west end of the block, SWLQTC reports that there's now:

- 1001 4th St SW, 365 rental apartments + 4000' retail. This is the NW parcel of Waterfront Station, for the vacant lot across from CVS. ANC 6D voted to support the PUD application at its May meeting. A similar building, but of affordable rather than market rate housing, is planned by DC gov't for the site across the street (i.e., north of CVS)



- A little more doubtful, due to protests from the neighbors, is a 401-unit development to fill in parking lots and the streetwall for the east end of the block:



This is in addition to the Wharf, 200 units also approved across M Street alongside a new St. Matthew's Church, and a potential mixed-income redevelopment of Greenleaf Gardens just to the east, between 3rd St SW and Delaware Ave. The Choice Neighborhoods program requires a 1:1 replacement of the 497 mostly low-rise public housing units, so the income mix comes from raising density with additional market-rate units. (At one Seattle site, site density is increasing at least tenfold.) In this instance, DC also controls several blocks of adjacent land (e.g., the DMV, a police station) and could build replacement housing on those parcels.

Originally Posted by dc_denizen

How is F Street around 10th doing these days?

That particular corner houses some souvenir shops, one space that sometimes has pop-up shops, and FroZenYo, presumably on month-to-month leases. The other corners are coming along nicely: J. Crew, Leica, and Le Pain Quotidien recently opened, the Woodie's building has plenty of shoppers visiting H&M, Forever 21, and Zara, and no other corner in the world offers a chance to lick Stephen Colbert.

[202_Cyclist]

Originally Posted by dc_denizen

How is F Street around 10th doing these days? Have they filled in the retail locations successfully? In my day this area was nicely renovated but kind of quiet with just-renovated but still vacant storefronts, oddly given the sheer amount of tourists and office workers in the area.

In addition to what paytonc mentioned above, on the 9th/F block there is Cowgirl Creamery (an upscale cheese store), District of Pi (a midscale to upscale pizza location) and Living Social has a big ground-floor space that they use for cooking classes, concerts, and other events they advertise.

[202_Cyclist]

paytonc--- thank you for posting the update on the Southwest Waterfront development. Also of great importance, the SWLQTC blog notes that Masala Art, an Indian restaurant will be opening a location at the Southwest Waterfront metro station. I've eaten at the Tenley location and it is an excellent restaurant. I am glad one is opening near our newly-adopted neighborhood (Navy Yard/Capitol Riverfront).

[202_Cyclist]

paytonc:

The Choice Neighborhoods program requires a 1:1 replacement of the 497 mostly low-rise public housing units, so the income mix comes from raising density with additional market-rate units. (At one Seattle site, site density is increasing at least tenfold.) In this instance, DC also controls several blocks of adjacent land (e.g., the DMV, a police station) and could build replacement housing on those parcels.

The U.S. Postal Service has a 1960s-era one-story building and a large surface parking lot at 45 L Street SW. DC has a large surface lot and building for fire truck and ambulance repair at 1101 Half Street S.W., and the federal government (General Service Administration?) has a fleet repair facility (with a large surface lot, of course) also on Half Street.

There is no reason any of these need to be located between two metro-stations in a rapidly-developing area. The DC and federal government could sell these, encourage more infill, walkable development, and use the revenue to invest in new facilities.

[toxteth o'grady]

Originally Posted by paytonc

A little more doubtful, due to protests from the neighbors, is a 401-unit development to fill in parking lots and the streetwall for the east end of the block

They're building the Ashby Highrise in DC, too?

[202_Cyclist]

New 41-Unit Residential Building Planned For NoMa Complex

June 6, 2013
by Shilpi Paul
Urban Turf


Image courtesy of Urban Turf.

"A seven-story, 41-unit apartment building may be included as a part of the major redevelopment of Square 749, which is bounded by 2nd Street, 3rd Street, K Street and L Street NE (map).

Developer Cohen Companies already have a Planned Unit Development for the overall Union Place complex, which will have 750 residential units in total. The 212-unit Loree Grand has already been constructed and leased, and a second phase of construction will bring more residential to the project..."

http://dc.urbanturf.com/articles/blo...ma_comple/7163

[toxteth o'grady]

Got home from DC, and it looked like the rail yard in Old Town Alexandria was filling up quickly with new townhomes and condos. Reminded me of Austin.

[paytonc]

Originally Posted by toxteth o'grady

Got home from DC, and it looked like the rail yard in Old Town Alexandria was filling up quickly with new townhomes and condos.

It's actually pretty slow, and will be for years until the new Metro station -- years in the making, and still not anywhere close to being completed -- is built. Then things should fall into place.

Speaking of Alexandria, the forthcoming move of NSF from Ballston to Hoffman Town Center's Block 8 could jump-start development of the planned 30-story apartment towers across the street. Although the R-B corridor is getting too pricey for feds -- in addition to NSF, Fish & Wildlife might go to BRAC'd space in Skyline, and State Department is consolidating to similarly BRAC'd Navy Hill (wonder if it'll be "Foggy Bottom Hill"?) -- its position on the Silver Line between DC and Tysons will draw new private-sector tenants.

Originally Posted by 202_Cyclist

I am glad one is opening near our newly-adopted neighborhood (Navy Yard/Capitol Riverfront).

Hope you got to check out Tour de Fat. A sellout crowd is great for WABA, but as a volunteer I was run ragged by the nonstop crowds. BTW, the monthly New Urbanist happy hour will be at Park Tavern on 18 July.

[202_Cyclist]

Behind the veil of Intelsat's Van Ness headquarters

Daniel J. Sernovitz
Washington Business Journal
June 19, 2013

"The 601W Cos. is planning a multimillion-dollar renovation of Intelsat S.A.’s long-time Van Ness headquarters in Northwest D.C. meant to attract a broad range of new tenants to the iconic Connecticut Avenue office building once Intelsat moves out next year for new space in Tysons Corner.

The New York-based company plans to spend between $45 million and $50 million to refresh the modernistic-looking building’s interiors and exteriors roughly three decades after Intelsat first called 4000 Connecticut Ave. NW home. You might think the company has its work cut out for it modernizing a 30-year-old building, but 601W representatives are quick to note the 650,000-square-foot building was designed with modern-day building features such as natural lighting and common areas that should appeal equally to tenants seeking out space today as in the mid-1980s. What’s more, they say the building itself won’t need all that much work to make it competitive with offices being developed these days..."

http://www.bizjournals.com/washingto....html?page=all

[202_Cyclist]

GWU is looking for development partner for site on Pennsylvania Ave.

By Jonathan O'Connell
Washington Post
June 21, 2013

"George Washington University would make a pretty good real estate company.

Not two years removed from the completion of a $360 million mixed-use project on Pennsylvania Avenue NW in partnership with developer Boston Properties, George Washington is embarking on another mixed-use project next door.

The university recently tapped services firm Cassidy Turley to find a development partner for “75A,” a site on Pennsylvania Avenue between 21st and 22nd streets NW that is presently home to a dated office building and some former town homes with retail, including Mehran kabobs and the Froggy Bottom Pub.."

http://www.washingtonpost.com/busine...pital_business

[202_Cyclist]

220 Apartments Headed For Navy Yard?

June 25, 2013
by Shilpi Paul
Urban Turf


Image courtesy of Urban Turf.

"Navy Yard may be getting another residential project.

Greystar and RCP Development Company are planning a 220-unit residential building at 82 I Street SE (map), ANC 6D commissioner David Garber told UrbanTurf.

The project is currently proposed to be rentals, Garber tells us, though the developers are open to switching to condo if the market is right for it. Some portion of the ground floor space — 4,000 to 8,000 square feet — may be used for retail, but the details haven’t been set yet..."

http://dc.urbanturf.com/articles/blo...iverfront/7242

[202_Cyclist]

CFO Study Finds FBI Departure Would Raise Revenue, Lower Jobs

Posted by Aaron Wiener
Jul. 1, 2013
Washington City Paper

"If the Federal Bureau of Investigation leaves the District, the city would see an increase in tax revenue but a decrease in D.C.-based jobs, according to a new study commissioned by Chief Financial Officer Natwar Gandhi.

The study, conducted by the National Academy of Public Administration and Bolan Smart Associates after the mayor and D.C. Council requested it from Gandhi, examines the impact of the planned FBI move from its current headquarters at the J. Edgar Hoover Building on Pennsylvania Avenue NW, and a relocation either outside the District or to Mayor Vince Gray's proposed D.C. site at Poplar P0int. It finds that a move beyond the District borders would bring the city a net gain of $28 million per year in tax revenues—coming from the new mixed-use development that would replace the Hoover Building—but would cause a net loss of 4,800 D.C.-based jobs, while a move to Poplar Point would raise revenues by $62 million per year and bring a net gain of 6,800 jobs..."

http://www.washingtoncitypaper.com/b...ue-lower-jobs/

[Jelly Roll]

Originally Posted by 202_Cyclist

GWU is looking for development partner for site on Pennsylvania Ave.

By Jonathan O'Connell
Washington Post
June 21, 2013

"George Washington University would make a pretty good real estate company.

Not two years removed from the completion of a $360 million mixed-use project on Pennsylvania Avenue NW in partnership with developer Boston Properties, George Washington is embarking on another mixed-use project next door.

The university recently tapped services firm Cassidy Turley to find a development partner for “75A,” a site on Pennsylvania Avenue between 21st and 22nd streets NW that is presently home to a dated office building and some former town homes with retail, including Mehran kabobs and the Froggy Bottom Pub.."

http://www.washingtonpost.com/busine...pital_business

They closed the Froggy Bottom Pub and Mehran kabobs? Moving from DC I still miss going to Mehran at 1 in the morning for a late night dinner. Was one of my favorite late night places to get food.

[202_Cyclist]

Admittedly, this isn't in DC but it would be pretty significant. If I-66 in Rosslyn is decked over, I hope Arlington County and the National Park Service look at opportunities for connecting Rosslyn to the Potomac and opening up the shore along the Potomac next to the Key Bridge.

In Arlington, state wants to develop and build over I-66 in Rosslyn, East Falls Church Metro


By Tom Jackman
Washington Post
July 3, 2013


The proposed area in Rosslyn where Virginia is asking for possible development suggestions. The area in pink is the main area, the areas in light green are secondary possibilities. (Image courtesy of the Washington Post).

"Air rights are rapidly becoming a hot topic in Northern Virginia. Some heavy-hitters in Fairfax are pushing for development over the Silver Line stations on the Dulles Toll Road. And on Wednesday, Gov. Bob McDonnell (R) announced that the state is seeking ideas from private developers about building over Interstate 66 in Rosslyn, and over the tracks leading to the East Falls Church Metro station, both in Arlington County.

The “Request for Information” by the state suggests the area of I-66 immediately adjacent to Arlington Gateway Park, or the “Rosslyn tunnel” as the radio traffic reporters call it, might be a good place to develop, and that the stretches of I-66 to the east of that area, and to the west of the park/tunnel, would also be possibilities. This would appear to be about three blocks from the Rosslyn Metro station, which the Request calls “the northern and eastern edges of the Rosslyn metro area.” In East Falls Church, which Arlington did an extensive plan for in 2011, the Request suggests building directly over the tracks on the west side of the Metro station, and then also in the north parking lot immediately adjacent.

“By leasing airspace above certain transportation facilities owned by the Commonwealth,” McDonnell said in a press release, “we can better utilize our existing infrastructure to generate additional revenues to fund future transportation improvements, while at the same time attracting new jobs and economic development..."

http://www.washingtonpost.com/blogs/...-church-metro/

[202_Cyclist]

Regarding the post above, I hope that Arlington County can connect Rosslyn to the Potomac waterfront if I-66 is decked over. Although the redevelopment of areas along the Potomac is ongoing, this is a real missed opportunity for the Washington region.

On the DC side, there is the new Georgetown waterfront park and Washington Harbor in Georgetown, the Kennedy Center (there are plans to connect the Kennedy Center to the waterfront: http://greatergreaterwashington.org/...-the-audience/), National Park Service land and Tidal Basin, and then the Southwest Waterfront marina, where this will be redeveloped (http://www.swdcwaterfront.com/index.htm) with thousands of new condos and a four-star hotel (http://dcmud.blogspot.com/2012/08/th...hor-hotel.html). The entire Southeast waterfront along the Anacostia is also redeveloping.

On the Virginia side, after Rosslyn, there is of course Reagan airport and then in Alexandria the recently-closed coal-fired power plant will be redeveloped. In Maryland, National Harbor is a growing regional destination, although one that lacks good transit connectivity.

Overall, however, I don't think there has been a good attempt to integrate all of these areas along the waterfront to make the Potomac and Anacostia River waterfronts a focal point of the DC region. I was recently in Istanbul on vacation and the Eminonu neighborhood, located right on the Bospherous, was one of the most vibrant parts of Istanbul that we saw. Eminonu had a lot of pedestrian activity and street life, light rail, a subway entrance, and ferries to the Asian side of Istanbul and elsewhere.


Image courtesy of tom wyness via Flickr.

DC, Virginia, and Maryland should look for more opportunities to connect the various destinations along the Potomac and Anacostia via water taxis and ferries as well as opportunities to connect these waterfronts to the surrounding neighborhoods. It would be great is some of the many areas along our waterfront could have Dupont Circle-level of street activity.

[202_Cyclist]

I received this via an email to our neighborhood list serve from Georgetown University. American University also started construction within the past two or three weeks on the new Washington College of Law that will be located at Tenley Circle.

Georgetown University Announces Plans for New Residence Hall on Campus

"July 5, 2013 -- Georgetown University announced plans this week to construct a new 250-bed residence hall on the northeast side of campus. The University hopes to begin construction on the Northeast Triangle Residence Hall in spring 2014.

In addition to suite-style rooms, the current design creates active social and educational spaces on the ground floor. An outdoor courtyard provides a new gathering spot and green terraces offer a contemplative space for students, faculty, and staff. The building will seek LEED Gold rating and features a green roof to mitigate stormwater runoff.

Plans for the residence hall arose out of the University’s inclusive master planning process and in consultation with the Georgetown Community Partnership. The building advances the shared goal of the University and the community to enhance the main campus as a residential living and learning community and demonstrates the University's focus on complying with the campus plan commitment to relocate 450 students out of the community and back on campus...."

Here are some renderings:

Image courtesy of Georgetown University.


Image courtesy of the Hoya.

[dgreen]

Originally Posted by 202_Cyclist

Admittedly, this isn't in DC but it would be pretty significant. If I-66 in Rosslyn is decked over, I hope Arlington County and the National Park Service look at opportunities for connecting Rosslyn to the Potomac and opening up the shore along the Potomac next to the Key Bridge.

Right now, with the Mount Vernon Trail connection, it's only a 1/2 mile walk to the Rosslyn Metro from the entrance of the Roosevelt Island parking lot. If there's demand for a water taxi, a pedestrian bridge offering a more direct line into Rosslyn over 66 could provide that connection much sooner than air rights.

[202_Cyclist]

Metro shifts gears on Takoma station plan

By Jonathan O'Connell
Washington Post
July 7, 2013


"Metro is reworking the development agreement for its Takoma station in the District, swapping a plan to build almost 90 town homes for a condo project of more than 200 units after members of the community called for a project that would make better use of access to the station.

For more than a decade, the transit agency has been eyeing development of the parking lot at its Takoma station, located along the Maryland border between Piney Branch Road NW, Cedar Street NW and Eastern Avenue NW. It selected EYA, based in Bethesda, in 2000, and in 2007, Metro’s board approved a plan for town homes on the site with new parking and bus bays for the transit service.

But EYA never began work, and residents continued to register complaints about the project, saying the plan would hinder access to the station. They also contended that the proposed town houses, with their two-car garages, would not exactly encourage use of the Red Line station. Takoma Park City Council Member Seth Grimes and two Advisory Neighborhood Commissioners in D.C., Faith Wheeler and Sara Green, wrote Metro to raise concerns about whether the transit agency was properly incorporating the community’s concerns..."

http://www.washingtonpost.com/busine...080_story.html

Greater Greater Washington also has a post about this today.

Takoma plan addresses resident objections; is it better?
http://greatergreaterwashington.org/...-is-it-better/

[202_Cyclist]

75-Unit Residential Project Planned For 14th Street Corridor

July 10, 2013
by Shilpi Paul
Urban Turf


Image courtesy of Urban Turf.

"A nine-story, 75-unit residential project is planned for the intersection of 14th and Wallach Street NW, UrbanTurf has learned.

Developer Madison Investments is planning on submitting plans to the Board of Zoning Adjustment this week for the approximately 75-unit development just below U Street NW (map).

The developers will be building up and around two existing buildings, which will both be preserved, Jeff Goins of project architect PGN Architects told UrbanTurf. A nine-story glassy, modern building (see rendering above) will go up on a vacant site adjacent to the existing buildings. One level of underground parking will be built, and the exact number of units is still under consideration. No word yet on whether the project will go rental or condo, but given Madison Investments’ past projects, we suspect it will be condos..."

http://dc.urbanturf.com/articles/blo..._corridor/7298