Arlington Adds Affordable Housing to Columbia Pike

An 83-unit mixed-use affordable housing complex built on the site of a Shell gas station in Arlington is set to break ground early next year, according to developer AHC, Inc.

"We're scheduled to start construction on February 1" said John Welsh, Vice President of the Multifamily Division at AHC, Inc.  "And we plan to have the building done in eighteen months."

The $13 million, six-story building is designed by Cunningham + Quill Architects and will include ground floor retail space and two levels of below-grade parking.  The building is designed around a central courtyard, and the retail space faces Columbia Pike.  Plans call for the building to be built on two adjacent parcels - one at 870 South Greenbrier, largely a surface parking lot and undeveloped scrubland, and one at 5511 Columbia Pike, the former site of the Shell station.  Though that parcel did require environmental remediation - mostly the excavation and removal of contaminated soil - Welsh says that the previous owner handled it before selling to AHC.

The project will be funded, in part, by a $6 million loan from the Arlington County Affordable Housing Investment Fund (AHIF), and AHC's Multifamily Revolving Loan Fund, which consists of federally-funded Community Development Block Grants.  According to reports, 19 dwellings will be affordable to families making 50% of the AMI ($53,750 for a family of four), with the remaining 64 dwellings affordable to families earning 60% of the AMI ($64,500 for a family of four).

No word yet on who might occupy the retail space.  "Tiffany's turned us down," said Welsh, when asked about potential tenants.  "Just kidding."

Arlington, Virginia real estate development news

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Alexandria Affordable Housing Complex Back on Track

An AHC Inc.-developed affordable housing complex at the corner of East Reed Avenue and Route 1/Jefferson Davis Highway, in Alexandria, is now slated for an early 2014 groundbreaking, after hitting delays earlier this year.

The latest iteration of the project, which has increased to 77 units, from an original 59, should head to the Alexandria City Council in December for final approval, according to John Welsh, Vice President at AHC.

"We're really happy with the design," says Welsh.  "The city planning office gave their opinion on it, and asked for a few minor changes.  Mostly design stuff - switching a metal accent to the other side of the building so it would be a stronger element on Route 1, that kind of thing."

The Bonstra-Haresign-designed building will offer 15 one-bedroom units, 51 two-bedroom units, and eleven three-bedroom units, at 60% of AMI (approximately $56,000/year).  The facade is "primarily brick, with a few other materials, and some metal accents to give it a nice polish," said Welsh.  The building will be five stories tall on the east side, and taper down to three stories on the west, and there will also be 77 below-grade parking spaces, a one-to-one ratio that marks a significant increase from the earlier design's 0.77 ratio, a number that caused some consternation among city planners as potentially insufficient.  Construction is projected to take 18 months, with leasing estimated to take until the end of 2015.

The project will sit on a joined plot consisting of a city-owned parcel at 3600 Jefferson Davis Highway and three privately-owned parcels controlled by AHC.  Funding is being provided by a package of AHC funds, a $1.1 million-plus affordable housing loan from the city, and tax credits, the application deadline for the latter contributing, at least in part, to past delays.

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Church Ready to Build Subsidized Housing in Shaw, Tear Down Old Homes

A church in Shaw is closer to knocking down a small swatch of DC history to make way for a public housing project on Rhode Island Avenue. The United House of Prayer for All People, at 601 M St, NW, owns a vacant lot and 4 row houses at 625 Rhode Island Avenue, and plans to demolish the latter in order to build a 4-story, 16-unit subsidized housing project.

According to the Department of Consumer and Regulatory Affairs, the church has applied for a raze permit, not yet issued, to replace the townhouses and begin construction "within the next couple of months." The homes are not in a historic district, according to DCRA, which means no exemption is needed to raze the property despite their age - which was not available within District government records. The property is adjacent to the vacant lot known as Parcel 42, where protestors staged a demonstration last year criticizing the level of subsidies intended for the lot, complaining that the District, which had planned a subsidized housing project, was not providing enough subsidies and that Washington D.C. had insufficient low-income housing.
The application to demolish the buildings has not yet been approved, though the fact that the land falls outside the historic district means approval is perfunctory and a matter of paperwork. Suzane Reatig Architecture has designed a 32,125 s.f. building comprised of 16 units, eight of which will be affordable to households earning 60%–80% of the AMI, with a mix of two and three-bedroom units, ranging from 1,150 sf. to 2,200 sf. The District government approved a planned unit development (PUD) for the zoning change, with LEED certification. "We're going to have some awnings on the top, that will be an interesting feature. There will be a wedge shaped private garden on the west side that will be a visual amenity" said Megan Mitchell, a project designer at the architecture firm, which has worked with United House of Prayer for All People on previous projects.

The Church was contacted but would not comment on the proposed building or the razing of the townhouses.

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Deanwood Heights Subsidized Housing Project Starts Today

An affordable housing development team will kick off construction of its project in northeast Washington DC today. The team of Denning Development, UrbanMatters Development Partners, Beulah Community Improvement, and NCD Management, which the Fenty administration awarded with city funding in September of 2009, will build 63 subsidized units at 400-414 Eastern Avenue, NE (29 townhouses), and, in a later phase, the empty 6100 block of Dix Street, NE (34 townhouses), an area that can be conservatively described as blighted and in need of economic development. Square 134 Architects designed the new townhouses.

Eden Place will be available to families making up to 120% Area Median Income (AMI, which is $103,500 for family of 4). Home prices are based on income, but the 3 and 4 story townhouses will run from $199,000 to the high $200's, ranging in size from 1,484 s.f. to 1,680 s.f., with price based on income. Though the project will be entirely affordable, bucking prevailing wisdom of mixing subsidized and market housing, developer Raymond Nix of UrbanMatters says occupants will still span a range of incomes. "This is really mixed income, it provides opportunities for first-time homebuyers, but it goes up to 120% AMI, the phrase affordable housing is really a broad one."

Today marks the beginning of demolition only, but Nix thinks the first units could deliver by mid-Summer. In awarding the project, Mayor Adrian Fenty predicted that construction would begin in February of 2010, but Nix says that was never a realistic timeline, and that construction of phase 2 is "sales dependent."

UrbanMatters was also awarded the contract to redevelop the M.M. Washington School last March, and will turn the historic school into 90 subsidized apartments for seniors, a project that was criticized by some for excessive government funding ($6m to $8m) while competing developers asked for less city money, several of whom questioned why the District chose a publicly funded option over what the losing bidders viewed as more regenerative types of projects. Financing for Eden Place will come from DC's New Communities Program, with the city kicking in $3m, or $47,619 per unit, according to Nix, with no HUD funding. Eagle Bank is the construction financier. "We're really rooted in grassroots community development and community serving affordable housing" said Nix of UrbanMatters' mission.

Ajia Meux, immediate Past President of the Deanwood Citizens Association said that just about anything in the area is a net positive. "Because of the environment around those buildings I don't like going over there much. Its been boarded up for at least a year, and even though its an affordable housing project, I'm glad that ward 7 is getting some attention...We are the most underserved ward in the District, and I'm exicited to see economic development happening in the city, but especially here. Hopefully this will stabilize the neighborhood a little bit." The only cloud inside the silver lining was the price tag. "I question how affordable it really is," said Meux, noting that houses in the area often sell below $100,000, though remodeled houses start around $150,000, but Nix points out that new townhouses in the area tend to sell in the high $200,000's and low $300,000's.

Winmar will serve as the General Contractor, with Bowman Civil Engineering. A ceremony will be held today at 2pm.

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Church and Housing Provider Vindicated in Clarendon Case

A church's involvement in affordable housing subsidies by the state doesn't violate the Constitution. So says another court in the ongoing battle at The Views at Clarendon, which has cleared yet another legal hurdle in its battle to build an apartment building heavily subsidized by the government in place of the First Baptist Church of Clarendon. The U.S. Court of Appeals for the Fourth Circuit this week upheld a ruling, issued last May, that found that Arlington did not violate the state or U.S. constitutions by subsidizing the church-led project.

The struggle may finally wrap up 5 years of lawsuits 7 years after the Church hired the Arlington Partnership for Affordable Housing (APAH) to advise on an affordable housing project. The Church later sold the land to The Views at Clarendon Corporation, a non-profit, for $5.6m, with plans to build 46 market-rate and 70 affordable apartments. The Church retained 3 of 7 seats on the board, and will retain two floors within the new structure and a small building on the side. That lead to a neighbor arguing in Peter Glassman v. Arlington County, et. al that the subsidy amounted to unconstitutional support to a church, an argument that has been repeatedly rejected by both state and federal courts.

The news is a relief for the housing provider, not least because it began construction on the project last January (tearing down) and has just now begun building the 10-story structure, and the courts have refused to enjoin construction. While the case could be appealed - back to the same appellate court or to the U.S. Supreme Court - "further appeals are unlikely to be successful" says Raighne Delaney, an attorney Shareholder with Bean, Kinney & Korman, a law firm representing the non-profit. With plaintiffs having exhausted all automatic appeals, further appeals would be heard only at the discretion of the court.

"The county got a great bargain here," said Delaney. The nature of the bargain was a $13.1m loan the county gave to the developer, for which it got 70 subsidized apartments, with the feds kicking in a $14.5m loan and $20m grant for the project thanks to the American Recovery and Reinvestment Act. "Constitutionally, the only thing that mattered here was what the church got out of it. Even if it was a bad deal, the government is allowed to make bad deals," said Delaney, who stressed that the transaction is unbeatable for the county. Delaney said the real test is not whether the state is doing business with the church, but whether there is any "excessive entanglement" with the church. "The answer to that really is no. The state is not disallowed from doing business with the church, prohibiting regular business with the church would be a sort of anti-religious bigotry, and that's not allowed either."

Arlington Virginia real estate development news

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Jubilee Housing to Renovate and Expand Adams Morgan Property

A vacant, boarded, and derelict facade in Adams Morgan is set for a makeover and a fresh tenant in the new year, as local non-profit and affordable housing provider Jubilee Housing recently received approval from the BZA to renovate 2448 18th St, NW. The narrow, four-story brick building is sandwiched between the bright blue Reef and the red and white Draft Pix and will abandon its former life as a mixed use (residential/retail) building for new beginnings as a non-profit administrative headquarters.

The juxtaposition of eyesores and eye-popping color is a common theme in

Adams Morgan, but not necessarily a welcome one, as ANC1C voted unanimously to approve the developer's plans. One ANC member explained their appreciation for any change for the better to the BZA, saying of the property: "It’s been abandoned for six years, it’s gone through several different ownerships, it’s been blighted property during that entire time." Jubilee had apparently been the only entity to make a genuine effort to reach out to the community and communicate their plans for restoration and reuse. Such was news was ultimately appreciated by the local ANC and well received by the BZA.

Project architect Ronald Schneck of Square 134 Architects describes the building as being "in very poor condition," forcing a rather aggressive renovation (a level III renovation for the jargon-heads out there). This is essentially new construction, as almost 50 percent of the building will be gutted and renovated, with building codes forcing the installation of two new staircases and an elevator. These additions essentially made the traditional ground floor retail and residential space above unfeasible, as roughly 800 s.f. of usable ground floor space didn't exactly have local businesses lined up around the block for tenancy.

"You end up carving up the available space in such a way that you have bad housing and you have bad retail, neither works well," explains Schneck. As consequence, the space will become the operation headquarters of one of Jubilee Housing's affiliate organizations or another local non-profit with a "similar social mission": Jubilee Jumpstart Daycare Organization, Columbia Road Health Services, or Primary Healthcare Organization, etc.

Earlier this year Jubilee finished restoring the Ritz to use, and even more recently completed the resuscitation of the 23-unit Sorrento and the 47-unit Euclid with a well-attended ribbon cutting ceremony earlier this month. Without wading into the merits of subsidized housing, seemingly always a sticky subject on comment threads across the blogosphere, the revival of a dilapidated and crumbling facade is good news no matter how you spin it.

Washington D.C. Real Estate Development News

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Four Points Teams With Comstock On Two DC Redevlopment Projects

After a lengthy hibernation in development limbo, Four Points LLC's W Street Townhomes, which earned HPRB approval in 2007 and a go-ahead from Zoning in 2008, is finally moving forward after developers announced their newly formed joint venture with Comstock Housing, a move that no doubt provided the capital injection necessary to jump-start a couple dormant projects. The project, now being nicknamed Cedar Hill, is planned for the corner of W Street and 13th Street SE; at roughly 40 units, it will be one of the most significant multi-unit residential construction projects to hit the streets of Historic Anacostia in many years.

The PGN-designed development will include a combination of larger, single-family townhomes and duplex-style units that double as condominiums. The seven single-family homes will each offer three bedrooms, a parking spot and a front yard. "What we tried to do is capture along W Street the historic nature of Anacostia," explains project architect Jeff Goins, "and then also create something unique for the neighborhood." Developers are waiting to hear back on their applications submitted for necessary building permits, but expect that they'll be able to break ground by mid-2011.

The joint-venture between Four Points and Comstock will also initiate redevelopment of a Lamond Riggs community, a development that went before the Zoning Commission as far back as 2006. The Northeast project that was most recently dubbed The Hampshires, with the design process headed by Arthur C. Lohsen of Frank & Lohsen Architects, proposes approximately 110 units, a healthy mix of townhomes, single family homes, and condominiums. The project also include a generous amount of green space, arriving in the form of a large, centrally located “great lawn,” as well as a number of smaller parks and gardens. The development will replace what was most recently the Med-Star Health facilities, and utilize a series of vacant lots along the 6000 block of New Hampshire Avenue, Peabody Ave, and Quakenbos St.

Each development will offer 10-20% of the total units at affordable housing rates. In a press release issued by Comstock last week, Four Points Principal Stan Voudrie said "We are big believers in the continuing demand for reasonably priced, for-sale housing in Washington, DC. These joint ventures with Comstock will allow us to deliver exactly that in both the Lamond Riggs and historic Anacostia neighborhoods." Christopher Clemente, Comstock's Chairman and Chief Executive Officer added: "We believe the strength of the Washington, DC area economy, and the demand for new housing in the District of Columbia provides tremendous opportunity to complement our existing platform in the greater Washington DC area."


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Tax Abatement For NW1 On the Way, Groundbreaking Around the Bend

Phase One of the Northwest One project, located at 2 M Street NE, is progressing steadily towards their predicted 2011 late first quarter groundbreaking. A tax abatement bill for the property passed smoothly through the first round of deliberation at last week's District Council meeting, and has been put on the consent calender for the next Whole Council meeting on the 21st. The 10 year abatement would begin in the fiscal year 2015, and relieve developers from up to $5.7 million in District property dues. Developers at William C. Smith and Co. also report that they're nearly half way through the process to lock up financing through HUD’s Section 220 loan program. It seems a waiting game on multiple fronts, with plenty of time to cover all the bases before construction begins; project manager Steve Green reports, "We're in for every building permit there is."

The 12-story building, designed by Eric Colbert & Associates, is the first new construction project under the District-conceived New Communities Initiative, a program aimed at improving both the physical and social conditions of some of the District's most troubled neighborhoods. Not only will the transformation offer affordable places to live, but will also include social services; comprehensive efforts will be made towards connecting residents with job opportunities, offer guidance towards financial stability, and programs to reduce crime and substance abuse. The new construction, to be carried out by WCS Construction, will offer upon completion 314 units, as well as an on-site fitness center, pool, and basketball court. Fifty-nine of the residential units will be reserved for those earning 30% AMI, 34 at 60% AMI, and the remaining 221 will be rented at market rate. The building will also include 4,000 s.f. of ground floor retail.

Earning a lot of firsts, the building will be the initial installment of the Northwest One Initiative, the first neighborhood makeover of the New Communities program. The expansive project will offer much-needed development-first-aide for the scarred, crime-plagued real estate extending from K Street in the south to New York Avenue in the north, and stretching from North Capitol Street in the east to New Jersey Avenue in the west. The initial building will claim $82 million of the estimated total of $700 million in development and construction costs. The project's next phase will likely be the construction of a building directly to the north of phase one, but developers aren't getting ahead of themselves just yet; the lengthy two-year construction time for the first phase projects a delivery in the early part of 2013.

Washington D.C. Real Estate Development News

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Forest City's Parcel D: The Yards Gets Moving

Last month Forest City presented their updated plans for a mixed-use development at the Yards to the local ANC, gratefully receiving a vote of approval. The National Capital Planning Commission (NCPC) also voiced their support for the project earlier this year. And now the proposal, which sees rental apartments stacked atop ground floor retail, goes before the Zoning Commission next month in hopes of earning final approval. Dubbed "Parcel D," the project is one of the first phases of new construction at The Yards, a Southeast waterfront redevelopment site that will eventually feature 2,800 residential units, 1.8 million s.f. of new office space, and 400,000 s.f. of retail shops and dining places. Forest City already delivered the promised 5.5 acre, riverfront Yards Park early this summer. An expansive, vacant parking lot currently occupies the development site at the southeast corner of 4th and M St.

Under their current Parcel D plans, two towers totaling 225 apartments (20% of which will be offered as affordable housing at 50% of AMI) will rise 102 feet in the air, extending from a single differentiated base structure that will house the 50,000 s.f. grocery store (rumored to be Harris Teeter) a 30,000 s.f. health club, and a few smaller "neighborhood-serving" retail spaces. Developers are in final negotiations with several tenants, and will make announcements as soon as leases are executed, for now renderings reveal them simply as "grocery" and "health club." Below grade parking will serve the retail uses, while a third floor parking deck sandwiched between the grocery store and apartment towers will provide spaces for residents.

Project Manager Alex Nyhan of Forest City told ANC6D that he and his team were optimistic that the predicted LEED Silver certification could be upgraded to an ambitious Gold rating by the project's end. Shalom Baranes is responsible for the building design, which has evolved significantly over the last three years as architects and developers responded to the suggestions of the HPRB, the NCPC, and the surrounding community. While plans are firming up, there is still plenty of work to be done. Senior Vice President of Development Ramsey Meiser at Forest City explains that even if all goes swimmingly next month at the zoning hearing, architectural plans will still need to be finalized, and building permits must be secured, likely a six to ninth month process. "I'm hoping to have construction under way by the middle part of next year," Meiser says. Once a groundbreaking happens, excavation and subsequent construction is expected to last 20-24 months.

Washington D.C. Real Estate Development News

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Rosslyn Mixed Income Apartments Redeveloped "Using Density Not Dollars"

In their quest to redevelop Key Boulevard apartments, AHC Inc. has adopted a slightly augmented proposal and a brand new motto: "Using density, not dollars." That is the team's credo for tackling the challenge of nearly doubling the number of affordable housing units on the 1.24 acre site while staying within limited density allowed by the County's Zoning guidelines. But with available space near public transit in Arlington quickly drying up, AHC is relishing the chance to secure affordable, transit-oriented apartments near one of the busiest Metro stations in the D.C. region.

Although traditionally the goal of AHC Inc is to pack as much affordable housing into a development as possible, with this project half of the proposed 160-170 units reserved as affordable housing. But developing a mixed income community makes the project more financially sustainable, and most-importantly, negates the need for County subsidies, a selling-point in the approval process. Indeed, compromise is the name of the game, and in cooperation with the surrounding neighborhoods, developers have reduced the bulky mass and originally proposed height of eight-stories, to a slimmer, more manageable, and community-requested six floors. But support for the building's size and density is far from overwhelming, so developers will continue to appeal for more widespread community input and support, as they feel theirs is a worthy cause.

Built in the 1940s, the aging affordable apartment community is a reminder of inequality and inefficiency amidst the ever-expanding hustle and bustle of the business-centric Rosslyn. Not far from where two of the regions soon-to-be-tallest buildings recently broke ground, aging heating systems, inefficient windows and appliances, no central air conditioning, and handicap accessibility issues make the 41-unit building at 1545 Key Boulevard a candidate ripe for a radical makeover.

To put their new motto to the test, AHC is proposing to transfer development rights from an affordable apartment community they finished renovating in 2007. Because the project adhered closely to the historic character of the Gates of Ballston aesthetic, with its low-rise garden-style design, the project remained under developed, leaving excess development rights available for transfer and reuse. This technique is rather common, reports AHC, but transferring rights from one neighborhood to another (Ballston to Rosslyn) is "an innovative approach to maximizing affordable opportunities in the transit corridor." Although it's uncommon to transfer development rights from projects separated by some two miles, developers believe the opportunity to create transit-oriented, energy-efficient, affordable housing justifies the unique strategy.

Preliminary architectural schematics for the 70 ft. tall building are being offered by WDG Architecture. Developers have purposefully offered limited detail in their renderings; in order to remain adaptable and responsive to the always evolving back and forth of the community involvement process; Joseph P. Weatherly, Senior Project Manager at AHC explained his team had refrained from "engaging WDG to put too many specific ideas on paper until we feel like we have more comprehensive support from the entire community." However, designers have included planning for a rooftop terrace and green roof. The proposal also includes underground parking, a community center, neighboring park, and a landscaped courtyard. The community center would serve as a base for various resident programming, including after-school programs for children. AHC continues to work diligently alongside Bush Construction Corp., their general contractor and development partner. But with community dialog still ongoing, and the County Site Plan approval process still to come, developers don't expect construction to commence until at least January of 2012, and the expected delivery date arriving some twenty four months later.

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Georgia Avenue's Beacon Center Gets its Wings

Tally another mixed-use development for the Almighty, as religious groups around the District seem to have a leg up in building these days (Bethesda church, Clarendon church). Following a long and contentious Zoning review process, and following several trying meetings with the Historic Preservation Review Board (HPRB) and the National Park Service (NPS) concerning the project's potential effects upon the neighboring Fort Stevens, the Emory United Methodist Church Beacon of Light in Brightwood received Board approval in the early Spring, and are finally ready to move forward with their Beacon Center project.

Granted a raze permit for 6120 Georgia Ave, NW late last week, neighbors can expect demolition and construction to begin shortly.

The $30 million development, designed by PGN Architects, will offer 180,000 s.f. of multipurpose housing and various congregational and community facilities. The Beacon Center will supply transitional spaces (24 units) in an effort to aid the homeless work toward permanent residency. Also in the works are 34 units for seniors citizens, 17 units reserved for veterans, and 16 affordable rentals. A college-sized indoor multi-sport gymnasium (basketball and soccer) and rec center will be available to the surrounding community. The aggressive expansion will also feature a full service banquet facility, office space for the church and for lease, senior citizens services (such as optometrist, podiatrist, etc.) and ground-floor retail. Additionally the current sanctuary (doubling as a community theater) will be renovated and expanded to 500 seats. Patrons will have access to roughly 100 underground parking spaces and several rows of bike spaces.

Sean Pichon, a Partner at PGN Architects, said his firm has been especially challenged by the need to adjust their designs to the steep grade of the property. Other difficulties included maintaining the "view corridors" and balancing the affordability of the project with the goal of an attractive and congruous facade. Working hard to best the obstacles, designers created features like "curved green roofs" over the retail space to create and "continue the imagery of the hillside." To allow for views from Georgia Avenue his team situated the main entrance on the side road, Quackenbos; this maneuver also enabled multiple access points and preserved the historic stairs leading up to the old church.

Not all were satisfied, however, as the NPS and Civil War Preservation Trust wrote strong letters of opposition, contending that "the proposed five-story wall along Old Piney Branch Road would create a significant visual intrusion on the fort." Opponents also voiced concern that "the Beacon Center’s overall size and floor plan [read too big]...would have an adverse impact on Fort Stevens and subsequently the other remaining Circle Forts." But the representatives of the Church, including the Pastor, convinced Zoning Board members that they had made significant and genuine efforts at compromise, with the Board ultimately deciding that the overall positives of the project outweighed what little impact the building might have on its neighbors. Instead of a reduction in height and massing, NPS will have to settle for 359 square feet in the new building, reserved for their use as a welcome center/gift shop to "educate and promote the history of Fort Stevens." Reenactors and Fort Stevens staff can imagine the impending sounds of the Bozzuto-lead demolition and construction as the distant rumblings of the long ago battles.

Washington D.C. Real Estate Development News

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Homeless Shelter Out, Highland Park Addition In

A Street Sense article recently expressed worry over the impending closing of the La Casa homeless shelter at 1436 Irving Street, NW and the prospect of 72 extra homeless men hitting the streets just in time for hypothermia season. The emptying shelter will in fact give way to construction crews and wrecking balls, as the property is set to feature a 143-unit addition to Donatelli Development's adjacent Highland Park apartment building, as well as brand new 82-bed community based residential facility.

Although the development team successfully obtained a two-year PUD extension from the Zoning Commission earlier this summer, citing (surprise) difficulty securing financing giving the economic downturn, the District will still follow through with the closing of La Casa. Trailers will be removed by November 1st, paving the way for construction to begin shortly after. Reggie Saunders of the DC Department of Human Services confirmed that the shelter will officially close this Friday, October 15th. With PUD extension in hand, developers will have until June 27, 2012 to file for a building permit, and until June 27, 2013 to commence construction, but Chris Donatelli, President of Donatelli Development, insists that the soon-to-begin environmental remediation work and demolition will quickly give way to actual construction in the coming months.

The news does not come as a surprise to Steven Jackson, Program Coordinator at La Casa Shelter, who says he's been "operating under the assumption that the shelter will shut down this Friday." Jackson says that plans have been arranged to accommodate current shelter residents by either placing them in "permanent supportive housing" or "reassigning them to alternative emergency shelters." Jackson confirmed that a few of the men had been reassigned to the La Casa Transitional Rehabilitation Program (TRP), a more comprehensive six-month program that "provides temporary residential services for homeless men to help them to achieve self sufficiency."

Old rendering

Originally approved as an 86-foot, 69 unit-addition, Zoning granted the development team a modification to their PUD late last week, accepting the applicant's plea to expand their residential plans from the original 69 to 143 units and push the building up to 90 feet. Additionally, a setback penthouse level will rise nine feet atop the roof line. Twenty percent of the new apartments will be "affordable," marketed at 80% AMI. The modification also permits architects to redesign the exterior facades to more smoothly blend the addition with the existing Highland Park apartment building. The newly amended PUD also rids developers of their parking space obligation, as future residents will be allotted space in the already constructed below-grade garage next door. The new Highland Park West apartment tower will front Irving Street and be directly connected to the original Highland Park. The new shelter residential facility will occupy the back half of the lot, and will stand separately from the apartment buildings.

Torti Gallas, designers of the adjacent Highland Park apartments, have passed off architectural duties to Bethesda's GTM Architects for the new addition. Initial designs which included a lily-like glass building called the Calla Lily, a design that would have been a significant departure from Highland Park and from the architectural standards of Columbia Heights, has been scratched. Instead of creativity and innovation, architects have tapped their best tracing abilities, as "the new building will look like an exact, matching extension of Highland Park," Donatelli explained. But hey, why mess up a good thing. Highland Park has been a popular residential success since it opened in 2008, and Donatelli confirms that the last retail space has just been leased, soon to feature a brand new sports bar named Lou's Bar and Grill.

It remains unclear how the District will foot the bill for the new shelter, or who will operate it once it's reopened, says Stephen Jackson of La Casa. Donatelli doesn't know either: "We're responsible for the demolition and the design plans, after that it's all on them." Them being the District government, and Lydia DePillis's reporting at City Paper makes it pretty clear that whatever money had been previously set aside for a new La Casa is now lost or spent, and one way or the other, unaccounted for. If and when the new La Casa is made a reality, the building will be quite an upgrade from the current mess of trailers that occupy the property. The planned shelter will not serve "emergency" needs, sandwiching 15 men into bunk-lined trailers, but instead feature private one-bed apartments, better suited to rehabilitate homeless men with drug and alcohol addictions and mental health problems. The Coalition for the Homeless, a nonprofit that currently operates the La Casa shelter, seems optimistic about its continued involvement at the Columbia Heights location, as its website reads: "The La Casa TRP was temporarily relocated to 1131 Spring Road, NW by the District government until the NEW state of the art La Casa Multicultural Center is built at its current location on 1436 Irving Street, NW." But then you would have known some of this had you shelled out the $1 for Street Sense last week.

DC Real Estate Development News

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Clarendon: Urban Planners Taken with New View of Urban Churches

Late last year, the Views at Clarendon emerged unscathed from a cloud of lawsuits and officially kicked off construction. Now one of the region's more intriguing mixed-use projects is on schedule, and attracting national attention as a model for unique partnerships. The Views at Clarendon Corporation's mixed-use, mixed-income building will hold 70 affordable apartments and 46 market rate apartments, not so outstanding by itself, but that it was done through the auspices of the church is turning the heads of urban planners around the country.

As the First Baptist Church of Clarendon faced a budget shortfall a decade ago, it could have reacted in the typical fashion, selling out to a developer and moving to a cheaper, less urbanized community. That would have shut down the church's daycare center and local mission. Instead, the church chose to protect its historic building, stay local, keep the daycare center and double down on its mission by setting up a non-profit corporation to run an affordable housing project. First Baptist - now the Church at Clarendon - sold its air rights to the non-profit, of which it held 3 of 7 board seats, allowing the non-profit to cater to low-income and disabled residents, consistent with the church mission. Other urban churches have retained a portion of the new structure after selling its land, but the model of expanding its influence is a new one. Architect Michael Foster, a principal of Arlington's MTFA Architecture, thinks of this as a paradigm shift. "This has really been watched closely, and nationally, for mixing an existing church at the base of the building in this way. Most mixed-use is office-retail-residential. One that's dominated by public housing is not totally unprecedented, but as a land-use model, it helps us all think a little differently about preserving the role of churches and communities."

Not all the attention has been positive. Local groups tried to stop the in-fill project, then protested that Arlington's subsidies for the new non-profit Views at Clarendon constituted an Establishment Clause violation, and the organization found themselves twice in the chambers of the Virginia Supreme Court and several times the subject of Washington Post news fodder. Vindicated by the courts, the non-profit has now nearly finished excavating the site and underpinning the church, and expects to start building up by next month. The church "sandwich" will give them two floors as a condominium and a 3-floor building on the side, the non-profit will own the apartments above and the parking garage below.

Of the 70 affordable apartments, the majority will be priced at 60% AMI, six of the apartments will be 100% accessible (visitable and adaptable), 12 units will have "support of services" provided to those with disabilities, and six of them will be offered to families under 50% AMI. The church will continue to operate the 180-child daycare center, Arlington's largest, as well as expanding its urban ministry, all within a block of Metro. Foster, the project architect, thinks this will help churches remain active in the social fabric, and that the importance of this should not be underestimated. "This represents a dramatic change in how the church engages the community," and that planning organizations are taking note. "We've been getting many calls about this" says Foster, whose firm is also working on a similar type of project in Bethesda, with the church as developer rather than outgoing owner. The non-profit Views has hired Arlington Partnership for Affordable Housing (APAH) as a consultant to help them achieve their affordable housing vision.

The old steeple will remain the tallest structure, with the new building rising just below the steeple height by design. Foster says the building is meant to adapt a mid-rise to colonial architectural style. "The base of the building is designed to fit in with the colonial heritage with the church steeple and remaining school. Its not really meant to be pure colonial, and not meant to be neoclassical, but it does represent what remains on site and the compatibility with the adjacent neighborhood."

Arlington, VA Real Estate Development News

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County to Develop Arlington Mill Residences as Low Income Housing

As promised at the Arlington Mill Steering Committee meeting in September, during which details for the five-story, Davis Carter Scott-designed Community Center were presented to the public, Arlington County has selected Arlington Partnership for Affordable Housing (APAH) as the official developer of the residential portion of the Arlington Mill project. Groundbreaking on the Community Center is expected in early spring of next year, while construction on the 122-unit Arlington Mill Residences is expected to begin in June of 2012.

The low-rise apartment building, designed by local firm Kishimoto Gordon Dalaya Architecture (KGD) will offer six efficiency units, 18 one-bedroom units, 73 two-bedroom units, and 25 three-bedroom units. The entire building will be marketed as affordable housing, the majority of the apartments offered at 60% AMI, with a smaller portion (roughly a tenth) priced at 40% AMI. Developers boast that the design both complies with Columbia Pike Form Based Code and "will be constructed utilizing green building design and will be Earthcraft certified." Earthcraft offers a sustainability designation less rigorous than LEED certification. An open field for public use will provide ample green space for residents, and hoping to further encourage green transportation and exercise, developers designed the site with a direct link to the neighboring Four Mile Run park and bicycle trails.

Developers have projected the total cost at $30 million. To lighten the financial burden, APAH will seek financing from the Virginia Housing Development Authority (VHDA) through permanent mortgage financing and Low-Income Housing Tax Credits. Paradigm Companies will serve as general contractor and property manager, Studio39 is slated to shoulder landscaping design duties, and VIKA will assist the team as civil engineers. Paradigm and APAH worked together with Arlington officials to complete the Parc Rosslyn affordable housing project in 2008.
Arlington, VA Real Estate Development News

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JBG Moving Forward With Rosslyn Commons

The JBG Companies is set to stack two more high rise buildings into the crowded Rosslyn setting very shortly. Approved by the Arlington County Board in the summer of 2008, the plans call for 25 four-story townhouses and two high rise apartment buildings offering 454 units and 12,635 s.f. of retail, construction of which is expected shortly. The new development will replace eight existing brick garden-style apartment buildings (totaling 84 units) between Clarendon Blvd. and 16th Road North with the town houses and two L-shaped towers (12 and 13 stories respectively) designed by Bethesda-based firm Architects Collaborative. Fifty-four of the apartment units will be marketed as affordable housing. Both apartment buildings are expected to be LEED Certified.

The boldly designed buildings will be a striking composition of “tan-brown, reddish brown and pink-brown brick with gray-blue to gray-green metal frames.” Rising a dizzying 128 feet, the townhomes (a more manageable 50 ft) will help step the development gracefully down into the surrounding garden-style apartment complexes. The super-block will be split by a landscaped pedestrian plaza, creating a foot-traffic thoroughfare halving Clarendon Blvd. and 16th Road North. The internal courtyard will be advantageous for tenants looking to spill cafe and restaurant operations into the public space, creating a bustling central plaza where residents, commerce, and leisure will come together.

While no time table has been made public, Paradigm and Clark Construction are expected to offer general contracting bids by October 7th with the expectation that construction would begin shortly after. Rosslyn Gateway, Central Place, and Potomac Yards are just a few of the other JBG projects planned for Arlington in the near future.

Update: Since publishing the story, JBG reached out to DCMud with additional details on the project. Balfour Beatty Construction, Clark Construction, Facchina Construction, and SE Foster Construction have all submitted bids on the project. The exact number of units is as follows: 474 total units and 55 affordable units. The red and grey building is designated as Tower One and the combo of dark and light gray is Tower Two. Both residential towers will include a rooftop pool and pool deck, rooftop club room, and rooftop fitness center. Tower Two, which is "a more modern design...with neutral colors, clean lines, boutique lobby, European-styled kitchens (flat panel kitchen cabinets with modern door pulls, white Corian or quartz countertops, dark/light cabinets (with dark or light hardwood floors), alternating by floor" could be marketed as for-sale condominiums depending on the state of the market when delivery nears. JBG confirmed that they in talks to bring a cafe with outdoor seating into the retail space. The project is expected to earn LEED Silver. Construction will begin by the end of the year, and the buildings will be delivered by late 2012, with the two towers delivered first and the townhomes following closely behind.

Arlington, VA Real Estate Development News

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Green Public Housing Opens in Southeast

The Community Preservation & Development Corporation (CPDC) will lead a grand opening ceremony today for Wheeler Terrace, a public housing project in southeast DC renovated to hit green new green levels. Once a crime-plagued and filthy tenement, the seven-building project reopens today with expectations to redefine public housing standards.

Wiencek + Associates redesigned the buildings to achieve both LEED and Enterprise Green Communities certification, the first DC public housing project to do so. The 116 affordable housing units at 1217 Valley Avenue, SE will feature clean-air systems, white reflective vinyl roofs, a green roof demonstration project, and heat supplied by a geothermal pump: 100 wells 350-450 feet deep, utilizing a glycol anti-freeze that brings up water at a constant 55 degrees.

Plans to redevelop the blighted project date back to 2006, when the residents of Wheeler Terrace exercised their right to purchase the land under the District’s Tenant Opportunity to Purchase Act (TOPA). The Wheeler Terrace Tenant Association then selected CPDC as developer shortly thereafter. Turner Construction lead the renovation efforts at the 133,000 square foot site. Tenants of the project were relocated during construction and are now being repatriated to the updated complex. Time will tell if the green label keeps the crime at bay.

The celebration will be held today at 10am.

Washington DC real estate development news

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Argent Opens Subsidized Apartments in Silver Spring

The Argent, downtown Silver Spring's only all-affordable apartment building, opens its doors tomorrow. Built in 2009 by Washington DC-based Perseus Realty LLC as "luxury" condos (outward appearances notwithstanding) the condo project languished with few sales (actually none) and financing gone south, sitting vacant for more than a year until sold earlier this year to Utah based Pallas Properties and Paradigm Financial Consulting for $24.8m.

Pallas snapped up the 96-unit property earlier this summer for $258,000 per unit, with the assistance of federal Low Income Housing Tax Credits in a plan that keeps 90% of the units set aside for tenants with less than 60% of the Average Median Income (up to $43,000) and 10% of the apartments at less than 50% AMI. The Argent offers underground parking and, in a rare twist for a multi-family building, stainless steel appliances, ceramic floor tiles, and granite countertops. The deal keeps the units income restricted for 30 years. Montgomery County contributed $5m through the Housing Initiative Fund.

But the addition of an entirely low-income building took neighbors by surprise, reports SouthSilverSpring blog, and not in a good way. Subsidized apartments are rife throughout Silver Spring - the Portico has 23 of 151 units bankrolled by taxpayers, Falkland Chase Townhouses (58 of 70), Alexander House (123 of 310), Silver Spring House (32 of 77), 1200 East West (32 of 245), Gramax Towers (153 of 180), the Veridian (58 of 457), and as DCMud reported just yesterday, the Galaxy is now under construction next door with 82 of 195 units dedicated to low-income tenants. Occupancy of the Argent, located at 1200 Blair Mill Rd., will begin in October. The ceremony will take place tomorrow at 9:30am.

Update Sept 16: At the ceremony, Montgomery County Executive Isiah Leggett released a statement that said “One of my top priorities is increasing the amount of affordable housing in Montgomery County...These units will provide much-needed safe and affordable housing to 96 individuals and families and give yet another boost to South Silver Spring.”

Silver Spring real estate development news

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