New Apartment Building Converted to Condos
The new “Grayson Flats” rental apartment building, at 1200 N. Rolfe Street in Radnor/Fort Myer Heights, has been purchased by a local developer and is being re-positioned as a condominium building called “The Avery.”
Reston-based Silverwood Companies announced today that it has purchased the 67-unit building, which was originally planned as a condominium, before being converted to rentals. Now, the building is back to condos.
“There is considerable demand for new condominiums, and with interest rates at historic lows, we see real opportunity,” said Mark Silverwood of Silverwood Associates, in a press release. “The building was designed as a condominium with large floor plans and an array of impressive amenities.”
The building’s sales agent echoed Silverwood’s assertion that demand is outstripping supply in Arlington’s condominium market.
“This will be exceptional new offering into a condominium market with virtually no inventory, and — most importantly — will be available for occupancy this summer,” said David Mayhood of The Mayhood Company. “The timing could not be better.”
The Avery features one- and two- and two-bedroom-plus den condos up to 1,750 square feet. Prices start in the mid-$400,000′s.
Building construction was completed in March and sales will start in May, with the first move-ins expected at some point this summer. The condo conversion took place before any of the units were leased, according to a spokeswoman.
More about the building, from the press release:
Situated in a park-like setting adjacent to Fort Myer, The Avery enjoys a highly convenient location just an eight-minute walk to the Courthouse Metro station. Residents will enjoy easy access to Routes 50 and 66, the George Washington Parkway, and to the shops, restaurants, culture and nightlife of both the District and Arlington. Georgetown and the Kennedy Center, just two miles away, can be reached easily by car, public transportation, or on local bicycle trails.
Almost 90 percent of The Avery’s homes have private outdoor spaces – some up to 300 square feet – including large patios, balconies, and individual rooftop terraces. The floor plans feature open entertaining areas, gourmet kitchens with large granite- topped islands, and wide plank flooring. Especially impressive is the abundance of closets, built-in shelving, and in-unit storage space. Individual condominiums, with ceiling heights up to ten feet, range from 750 SF to 1,750 SF, and most feature powder rooms. Some 40 percent of the homes offer private dens that are perfect for home office or guest room use.
The Avery’s stylish amenities include an elegant entrance lobby with a staffed front desk, The Avery Club Room opening onto a large outside terrace with landscaping, seating, and cooking station, and a residents’ rooftop terrace. The fitness center offers both strength training and cardio equipment with IPod docks. Garage parking, bike storage, and individual storage spaces also are available.
Construction Underway on New Residential Buildings
Construction is underway on two residential buildings near the Courthouse Metro station.
“19Nineteen Clarendon” is a new 200-unit luxury apartment building that, despite the latter half of its name, will be located at 1900 Wilson Blvd in the Courthouse area. It replaces what was formerly a Hollywood Video store and a small office building.
The new building’s ground floor in now in place and the remainder of the structure’s five stories will soon follow. According to the 19Nineteen Clarendon web site, the building is expected to open this summer.
Just up the street, on the same “superblock,” a construction pit marks the future location of “2001 Clarendon.” Also known as “Washington View,” the project features 154 residential units — planned as condos — and 32,840 square feet of retail space.
2001 Clarendon replaces what was once a Taco Bell and the famed Dr. Dremo’s Taphouse. The $55 million project is expected to open in April 2014, according to CityBizList.
As part of the project, the developer will construct an extension of N. Troy Street between Clarendon and Wilson Boulevards, thus breaking up the superblock between Courthouse Road and Rhodes Street.
Ask Adam: New Construction Choices in Arlington
This periodic sponsored Q&A column is written by Adam Gallegos of Arlington-based real estate firm Arbour Realty. Please submit follow-up questions in the comments section or via email.
Question: I would like to buy a new home in Arlington. I’ve seen quite a bit of construction, can you tell me what is going to be available by end of year?
I’m happy to do so. Below are brief introductions to the various new construction projects that currently have homes available for move-in before 2013.
Arlington Condos:
Turnberry Towers is located in Rosslyn at 1881 N. Nash Street. This is the most luxurious addition to the condo market in Arlington. Imagine living in a 5-star hotel with valet service, doorman, a grand lobby, indoor pool and every amenity you can wish for. The homes are larger than your average condo in Arlington and come “decorator ready” so that you can pick out your own flooring and wall coverings. All other premium finishes are included. Turnberry Towers is at the tail end of sales with only 11 homes remaining. Prices range from $825,000 to $4,350,000.
Gaslight Square is located between Rosslyn and Courthouse at 1700 Clarendon Boulevard. Gaslight Square is selling in three phases. The first phase is complete, models are available to see and residents have begun moving in. This is the same builder as Wooster & Mercer Lofts, located next door. Gaslight is a little more refined and includes private elevator access to all upper level units. Every home includes outdoor space ranging from grand rooftop terraces to modest balconies. Prices range from $769,900 to over $1,400,000.
Lyon Pointe is located in Lyon Village within walking distance of Clarendon metro station. The address is 2702 Lee Highway. This is a true boutique building with only eight homes total (two per floor). Like Gaslight Square, the building offers private elevator access where the elevator opens directly into your home. The finishes are top notch. The penthouse units come with huge rooftop terraces and the ground floor includes sizable garden patios. Though the building is located on Lee Hwy., the high quality windows buffer most of the noise and there is decent separation between the building and the road. Construction of Lyon Pointe is still underway, but sales have begun. Prices range from $699,900 to $829,900.
Dominion Heights is located in Cherrydale at 2702 Lee Highway. Unlike the others, this is not within what most people would consider walking distance to the Orange Line. Cherrydale does have its own share of shops, restaurants and charm. The building is targeting LEED Gold certification so homeowners can expect low utility bills and improved comfort. Standard finishes include hardwood flooring, gas cooking with stainless steel appliances, and granite counters in the bathrooms & kitchens. Prices range from $312,500 to $716,000.
Arlington Townhomes:
The Court at Lyon Village is located in Lyon Village at the intersection of Lee Hwy. and Veitch. They are about three blocks north of Courthouse metro station. 13 new townhomes are being constructed. Each townhouse includes outdoor space perfect for entertaining, gardening and grilling; on lots that range up to 3053 square feet. Each home also includes a 2-car garage. Another bonus is the view that comes with some of the homes. The Court at Lyon Village sits on hill with views that reach parts of McLean, Georgetown and the National Cathedral. Currently there are two townhomes left, priced at $950,000 and $1,100,000.
Cathedral View is located adjacent to Washington Golf and Country Club. I have not been in these homes, but the photos are truly extraordinary. They include elevators, four finished levels, three car garages, slate roofs, views of the National Cathedral (hence the name), and size & finishes to rival the premiere single family homes in North Arlington. There are four homes still available starting at $4,295,000.
Arlington Single Family Houses:
The Enclave of Ballston is located on the outskirts of Ballston off of Carlin Springs Road. There are a total of 10 lots. Each home includes three finished levels, two car garage, professionally landscaped and fenced yards, dual zone gas heat and high end finishes. The exteriors are stone and cement composite siding. Depending on the lot you chose, you may be able to select the homestyle and finishes. Only five lots are currently available and prices from $1,300,000 to $1,500,000.
There are a number of custom and spec homes being built throughout Arlington that I’m happy to provide you a list of if you would like. Just send me an email: adam@arbourrealty.com.
*All pricing and descriptions are deemed reliable but not guaranteed.
Morning Notes
Arlington, Alexandria Compete for Federal Funds — Alexandria’s planned transit corridor along Route 1 is competing with Arlington’s proposed Columbia Pike streetcar for a limited pool of federal transporation funds. Meanwhile, Alexandria officials are still upset that Arlington declined to help pay for a study that could have helped Alexandria obtain federal funding for the Route 1 transit project, which the two jurisdictions have been otherwise cooperating on. [Connection Newspapers]
Democratic School Board Slate Set — Incumbent Emma Violand-Sanchez and political newcomer Noah Simon have received the Democratic endorsement for Arlington County School Board, all but guaranteeing their election in November. [Sun Gazette]
Condo Building Sells Out in Weeks — A new condo building at 1221 N. Quinn Street, in the Radnor/Fort Myer Heights neighborhood, sold out of all 13 units in just a matter of weeks this past winter. [CityBiz List]
Check County Fire Code Before Firing Up the Grill
It’s National Barbecue Month, and as the weather warms up, more people are firing up the grills. But before getting caught up in grilling, it might be a good idea to make sure you’re familiar with the Arlington County fire code.
According to Arlington County Fire Department spokesman Captain Gregg Karl, problems can arise with people in multi-unit residences, such as condos and high rise apartments, who may not even realize they’re violating the code.
No grills, combustible devices or open flame cooking devices are to be used or stored on balconies and rooftops. Fire pits and similar types of warming devices are also banned. Electric devices without an open flame are acceptable.
Most standalone homes and townhouses with ground level patios are exempted from the rules. However, the fire department still recommends trying to keep the device 15 feet away from the building, or as far as space allows.
“You do still have the potential for a fire if something goes wrong with the grill,” Karl said. “We want people to be aware of where they’re putting the grill and the potential dangers.”
Landlords are supposed to inform tenants, in writing, of all the fire code regulations upon move-in and lease renewal. After that, tenants are responsible for following the regulations.
Those who are found to be in violation of the code will be issued a notice and given the opportunity to remove the offending items. Failure to correct the violation could result in a citation and fine.
Karl encourages people with questions about the rules to call the Arlington County Fire Prevention Office at 703-228-4644.
Rosslyn Condo Up for HGTV ‘Doory Award’
Rosslyn might not quite be Manhattan on the Potomac, but a loft-style condo that’s up for an award from HGTV does have a certain SoHo vibe to it.
A penthouse condo at Rosslyn’s Wooster and Mercer Lofts condo building (1600 Clarendon Blvd) is one of eight finalists for an HGTV “Doory Award” under the “Urban Homes” category. The two story, 1,111 square foot, 1 bedroom/1 bathroom condo features Brazilian cherry hardwood floors, 25 foot ceilings, a kitchen island, private roof deck, two walk-in closets and top-of-the-line stainless steel appliances like a Wolf gas range and a Sub Zero refrigerator. The building was built in 2007 and the condo is priced at $791,000.
The condo’s competition in the HGTV contest includes units from other trendy multifamily properties in big cities like San Francisco, Chicago, New York, Seattle — and New York City itself.
You can vote for Arlington’s hometown entry in the contest on the Doory Awards website.
Disclosure: John Eric, an ARLnow.com advertiser, is the listing agent for the condo.
County Nixes Condo Plan for Buckingham Village
The original plan, as approved in 2009, was to take 48 units of the 140-apartment Buckingham Village 3 affordable housing community and sell them as condos to moderate-income households. Last night, that plan was officially scrapped after the Arlington County Board was told that the condos would be a tough sell.
Buckingham Village 3, a series of 16 low-rise apartment buildings along the 300 block of block of N. George Mason Drive, was purchased by the county for $34.5 million in March 2009 as part of its ongoing effort to increase the supply of committed affordable housing in Arlington.
The initial goal for the community was to renovate the buildings, lease 92 apartments to households earning below 60 percent of Area Median Income (AMI), and sell the remaining 48 units to households making 60 to 80 percent AMI. The condo component was part of a county initiative to increase home ownership among moderate income households.
The condo plan, however, eventually became the victim of grim market realities, according to a staff report. As determined by two market studies commissioned at the request of the county, selling the condos to households in the target income range would have required “significant price reductions” due in part to the onerous affordability restrictions that would come with such a purchase. Also hurting sales: the difficulty in securing a mortgage for households in the income range. In the end, the market research suggested it could have taken up to four years to sell all 48 units, with a county subsidy of nearly $230,000 per unit.
Last night, the County Board reluctantly but unanimously voted to keep the 48 would-be condos as committed affordable rental apartments.
“This is not the outcome the Board had hoped for when we set this project in motion in 2009,” County Board Chair Mary Hynes said in a statement. “However, the Board’s action today ensures that these 48 Buckingham 3 units will be preserved as affordable rentals for decades to come.”
The Board also directed staff to find new ways to help lower-income residents to buy a home.
“We also have given staff clear direction to devise a funding strategy to help qualified, low- and moderate-income, first-time vested Buckingham home buyers the chance to buy — either in the Buckingham neighborhood, or elsewhere in Arlington,” Hynes said.
New Commercial Tenant for Bromptons at Cherrydale
A commercial tenant will soon move into a building that’s been the center of a years-long controversy in the Cherrydale neighborhood. A Subway restaurant is coming to the Bromptons at Cherrydale building (3800 Lee Hwy), now known as 3800 Lofts.
The residential space above the restaurant was supposed to be sold as condos, but multiple issues prompted the developer to convert the units to rentals over the summer.
Subway will be the first retail tenant in the building. The space, including the residential portion, sat empty for years due to problems with the building’s structural soundness, multiple lawsuits and a faltering economy.
Work has already begun on the restaurant, but there’s no word yet on an opening date.
Cherrydale Condo Development Converted to Rentals
The Bromptons at Cherrydale condominium development — a.k.a. 3800 Lofts — is now being marketed as rental apartments.
The move comes about two months after another Arlington condo project, The Myerton, was converted to rentals. Local Realtor Laura Rubinchuk says that the history of the Bromptons project — construction was stopped after the building was declared structurally unsound in 2006 — probably came back to haunt it.
“Slow sales for the Myerton definitely played a part in their decision to convert back to rentals,” she said. “But I think the 3800 Lofts are always going to carry the past with it — buyers are going to be nervous about investing in something that was once on unstable ground, regardless of County clearance and any actions taken to remedy the situation.”
Rubinchuck contends that the Arlington condominium market is “on the mend,” and that The Myerton and 3800 Lofts both represent conditions that were building-unique, not market-wide.
For interested renters, 3800 Lofts is offering 22 large 1- and 2-bedroom apartments with stainless steel appliances and 9-foot loft ceilings. The building is located at 3800 Lee Highway in Cherrydale.
Condo’s Elevator Shaft Damaged by Quake
Drive around Arlington and you’ll be hard-pressed to find much “earthquake damage.” But perhaps the most significant damage in Arlington from yesterday’s quake happened inside a building.
The quake reportedly damaged the elevator shaft at the Columbia Knoll condominium building at 5111 8th Road S. in Columbia Heights West. The building’s two main elevators were cordoned off last night and the county Fire Marshal was on the scene to assess the damage.
Other than the damaged elevator shaft, however, no other major structural damage has been reported in Arlington.
Update on Large Residential Developments in N. Arlington
A drive through parts of Lyon Park, Clarendon and Rosslyn today revealed significant progress on three large residential developments, as well as clean-up work on one ill-fated project.
In Rosslyn, Clark Construction crews are busy cleaning up from last week’s retaining wall failure at the Sedona and Slate apartment site. Workers were busy reinforcing the adjacent Swansen Apartments building, which nearly collapsed into the construction pit after the failure.
Residents have still not been allowed to move back into the building, according to Arlington County Inspection Services Division Chief Shahriar Amiri. It’s hoped that the building may be ready for re-occupancy next week. The Sedona and Slate project, meanwhile, has been set back untold weeks or even months.
Also in Rosslyn, Abdo Development’s Gaslight Square luxury condominium building has a gleaming metal frame and teams of busy construction workers. The groundbreaking for the project was in January.
Myerton Again Changes Course on Housing Project
Just five months after announcing its units at The Myerton would be sold as condominiums instead of rented as apartments, JBG has reversed course on the project.
Realtor Laura Rubinchuk Schwartz tells us that slow sales and a hot rental market prompted JBG to stop selling the units at 108 S. Courthouse Road. The developer had made the decision in February to begin sales instead of renting the units.
All buyers are being offered $1,000 for their time and for agreeing to a contract release.
Morning Notes
Groundbreaking for Lee Highway Condos — The Christopher Companies has broken ground on Dominion Heights, a 66-unit condo building at 3565 Lee Highway. Construction is expected to last 14-18 months. [Marketwire]
Suggestions for Field Near Ballston Mall — One writer has a suggestion for a barren quarter-acre field next to the Ballston Common Mall parking garage at the corner of Glebe Road and N. Randolph Street. The field should be turned into a public plaza, complete with specimen trees and a lunch kiosk, GGW’s Joey Katzen writes. [Greater Greater Washington]
It’s Accordion Awareness Month — One Arlington resident and hardcore accordion enthusiast describes how she’s celebrating National Accordion Awareness Month. [Patch]
BREAKING NEWS — One Killed in Ft. Myer Heights Fire
(Updated at 1:20 p.m.) A man was killed in a two-alarm fire at the Prospect House condominiums (1200 N. Nash Street) in Ft. Myer Heights last night, authorities have confirmed.
Fire broke out in a third floor condo around 11:20 p.m. Firefighters arriving at the scene reported heavy smoke and flames. One victim was found in the apartment and transported to George Washington University Hospital. He was later pronounced dead.
Firefighters were able to extinguish the blaze relatively quickly, said ACFD spokesman Lt. Gregg Karl. There was significant damage to one apartment and some smoke damage to nearby units.
The victim has been identified as 77-year-old Frederick Cole, the sole occupant of the apartment that caught fire.
“The fire investigation is ongoing, but it does not appear to be suspicious at this time,” authorities said in a statement.
Morning Notes
Trail Parking – This car chose an interesting place to park — on a stretch of trail between the county’s new Dept. of Human Services building and Washington Boulevard.
Snakehead Fish Invade Four Mile Run — Predatory snakehead fish have invaded the waters of Four Mile Run, between Arlington and Alexandria. There’s concern that the so-called “frankenfish” could kill off native fish in the stream, as it has decimated native populations of bass and shad in the Potomac. [WJLA]
Marymount Names New President – Arlington’s Marymount University has named a successor for retiring president James Bundschuh. Matthew Shank, dean of the business school at the University of Dayton, will take over as president in July. [Washington Post]
Cell Phones to Get Emergency Alerts — Soon, cell phones in the D.C. area will be capable of receiving emergency alerts via text message. [New York Times]
Gaslight Square Condos Selling Quickly — McWilliams|Ballard and Abdo Development have sold nearly $12 million worth of luxury condos at the still-under-construction Gaslight Square project between Rosslyn and Courthouse. [Marketwire]
