Prince George's County Development News

[hpal3]

Originally Posted by adelphi_sky

If and once it gets started, I wonder if it will be built as fast as National Harbor. Or is it one of those 20 year deals?

Dude I'm liking Greenbelt Station!!!

[hpal3]

Originally Posted by Infoman

Thats wat I meant it lacks major business hubs.

Greenbelt Station looks like what your looking for.

[hpal3]

College Park officials have set criteria for what they want from the seven developers interested in purchasing City Hall to build a hotel.
The City Council wants a high-end hotel between five and eight stories tall that has a full service restaurant and includes the bordering Route 1 properties in its development.

"Part of our vision is to land something that's a high quality, full-service hotel and conference center, so we can take that liability off of East Campus," Mayor Stephen Brayman said.

A full service hotel and conference center is planned among the buildings in the current East Campus Redevelopment Initiative, a 38-acre mixed-use retail and residential town center expected to span the eastern part of College Park.

Brayman said moving the hotel and conference center away from East Campus will help the surrounding business community prosper after East Campus is completed.

"When East Campus was launched, there was a lot of concern among the business community," he said. "If you have a struggling business community next to a big new shiny business district, that community may struggle and even die."

Brayman said he hopes that one of the four developers that submitted a formal proposal, Mark Vogel Companies, Star Hotels, The Olympia Companies or Armada Hoffler Development Company, will be able to provide the type of hotel the council would like within the city.

City Manager Joe Nagro also received letters from three other developers inquiring about the property.

University of Maryland, College Park vice president of academic affairs Douglas M. Duncan said the school would be willing to let the city handle the hotel and conference center.

"We want one as part of the East Campus project, but if they can get one there, great," he said. "If not, we'll move forward with our plans for East Campus. We've been working with them, and we're supporting their efforts."

Some council members were skeptical of being able to keep an upscale hotel under eight stories and still have enough beds to justify a conference center.

"I think there might be a conflict in what we're asking for," Councilwoman Stephanie Stullich (Dist. 3) said. "When I look at Hilton, Hyatt or Marriott, they're not six or even eight stories. They're 12, 13, sometimes 18."

Councilman Jack Perry (Dist. 2) said he was concerned because plans to move City Hall are not finalized.

The city has not determined a location for a new City Hall and is not able to promise the availability of the current City Hall's land to developers.

"We do not know when this site will be available for the developer to come onto it," he said. "How far ahead does a developer hang himself out there for something down the road?"

Nagro said developers would still be willing to begin negotiations with the city.

"I think there's a certain amount they'd be willing to do," he said. "How deep will they go without any real confirmation we're leaving? I don't know."

City staff will include that condition in their responses.

Nagro also said that acquiring the properties on the south side of the 7400 block of Route 1, which would provide the developer with an extra 15,000 square feet of space, will be key in determining whether or not the project is feasible.

Shang Hai Café, Subway, Smoothie King, A2Z Wireless, Hair Cuttery and Curry Express are all currently located on that block.

"I think the Route 1 properties are critical to this whole thing," he said.

Brayman also said that any hotel built would also have to obtain a Leadership in Energy and Environmental Design, or LEED, silver certification, the same level required on East Campus.

E-mail Jonah Schuman at jschuman@gazette.net.

[hpal3]

Despite calls from local officials for further sanctions, Konterra developers said they have done their part to clean the water in Indian Creek.
The mayors of Berwyn Heights, College Park, Greenbelt and New Carrollton signed a July 29 letter calling for fines against Konterra for the increased levels of sediment in the creek. Indian Creek is a tributary to the Patuxent River and the Chesapeake Bay.

Konterra is a 2,200-acre, mixed-use development in Laurel with construction set to begin in late 2009.

Konterra spokeswoman Julie Chase said Konterra has been working since December 2007 to keep the water clear.

"If you look at the Indian Creek anywhere along Muirkirk Road, you will find clear water," she said. "As you go much further downstream, you have other developers and the water will become turbid. That is not our doing."

Berwyn Heights Mayor Cheye Calvo's July 29 letter to the Maryland Department of the Environment said Indian Creek is turbid because of excess runoff of sediment coming from Konterra.

MDE, the body that can issue fines, received a similar letter in March from Greenbelt Mayor Judith Davis, who also signed Calvo's letter, calling for the continual monitoring of the creek.

"It has damaged the creek bed," she said. "There should be some mitigation or money that would pay to correct the situation and make it better."

Chase said Konterra has already paid to implement solutions, including seeding and the use of silt socks, which are fabric tubes filled with mulch that prevent runoff and erosion.

Chase said in total, Konterra developers have spent more than $100,000 on environmental projects since September.

Berwyn Heights Town Councilman Michael Attick said Konterra should still be subject to a fine.

"The water is still muddy to this day down in Berwyn Heights," Attick said. "I go by there every day, and if they think that's clear water they need glasses more than I do. I would like to actually be able to see things swimming in the water. That's clear."

But Lutz Rastaetter, secretary and treasurer of Citizens to Conserve and Restore Indian Creek, said the water in the creek has improved drastically over the summer.

"The situation in the stream has turned back to what it used to be," he said. "I've seen that is has improved since April and May. There's development in Beltsville and Vansville, so it never goes away completely."

Chase said that a Konterra site superintendent monitors the creek with a "handheld turbidity meter" between two and four times a month. The MDE also monitors the creek.

"We had an issue, we had unilaterally taken care of it, and we continue to take care of it," she said. "We're keeping things in place. There shouldn't be a problem, but if there is, that would be a trigger point for us to go out there."

[hpal3]

http://www.corridorinc.com/content/view/533/

Development around AAFB

[rockin'.baltimorean]

damn, 9 billion dollars.....

[adelphi_sky]

Pretty cool. Good for them. I had a friend who lived in Suitland. It was interesting that the area surrounding the base was dead. I mean it was almost barren. A real shame. I'm glad that place is going to see a change.

[rockin'.baltimorean]

this BRAC is really going to do wonders for the entire baltimore/d.c. region....

[Ty Doggie]

Originally Posted by rockin'.baltimorean

this BRAC is really going to do wonders for the entire baltimore/d.c. region....

This should.

[hpal3]

Main St. resale furniture shop closing


09/04/08
By Gwendolyn Glenn
gglenn@patuxent.com

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Another Main Street shop will be closing its doors soon and joining a growing list of merchants that have gone out of business in the historic district in recent months.

The owners of Take It Or Leave It, a popular consignment furniture store at 389 Main St., said they plan to close for good in the coming weeks.

"It's not my idea to close because we've been here four years and my sales are up 40 percent this year, but we've also had four years where we had a lot of debt and my partners didn't want to go on," said Gary Haymes, one of the store's owners. "We're finally at the point where we want the store to be, but my partners just let me know a week ago that they want to pull out."

Take It Or Leave It, a two-story store of upscale, antique and moderately priced furniture, attracted customers from near and far, as well as those wanting to sell furniture that ranged from the unique and exotic to everyday basic home items.

The longer an item was on display at the store, which included glassware and artwork, the cheaper it became, with a drop in price each week it went unsold. Most furniture was returned to its owner if it did not sell within a 12-week period.

"We'll sell everything we have and discount it, not fire sale prices, and we won't take in anything new," Haymes said.

Last week, the owners of Bella Rosa announced that they would be closing their doors at 504 Main St. due to poor sales. Some other businesses along the street also reported slow sales, but expressed hope that the current economic slump the entire country is experiencing would end soon, and sales would rebound.

But Haymes said at Take It Or Leave It, where he employs four people, the economy was not a factor in his closing.

"The bad economy was good for us because people didn't want to buy new expensive furniture. We had thousands of customers," Haymes said. "I just lost the confidence of my investors."

Haymes hopes to continue selling furniture online and may reopen elsewhere, where his overhead is not so costly.

"I doubt if I will do anything here, but I'll get out of here when I sell everything," Haymes said. "But I'll continue with a new something, somewhere. I have everybody's numbers, e-mail and addresses, so I'll let my customers know where I'll be."

[NorthaBmore]

That's really too bad about laurel, I would think they would be doing better.

[adelphi_sky]

Originally Posted by NorthaBmore

That's really too bad about laurel, I would think they would be doing better.

Laurel actually isn't doing that bad. The article is referring to the historical Main St. in historical downtown Laurel which is about three blocks long hidden off of route 1. I've been there. It's a cute little neighborhood with flags on houses, etc. Think of Main St. Laurel as one street in downtown Silver Spring where the movie theater is. We all know that Silver Spring is much bigger than that one block.

Laurel Mall is being redeveloped and then you have Konterra which will be in part of Laurel as well.

[NorthaBmore]

I've seen the historic laurel signs on the highway, but never stopped in.

[adelphi_sky]

Hey everyone,

Old Dominion Brewery is now open at University Town Center. Come on over for some great food and beverages while watching the game! My wife and I checked it out yesterday. It's a cool place. Lots of wide screen TVs, great menu. Looks to be a regular spot for sports enthusiasts.

http://olddominionbrewhouse.com/

http://www.bizjournals.com/washingto...ml?t=printable

Friday, September 19, 2008 - 1:08 PM EDT
Old Dominion Brewhouse opens in Prince George’s County
Washington Business Journal - by Tierney Plumb Staff Reporter

Old Dominion Brewhouse has opened its doors and taps in Hyattsville as the latest addition to the $1.2 billion mixed-use University Town Center project.

Located at 6504 America’s Blvd., it is part of the largest cluster of eateries at any one site in Prince George’s County.

The 6,000-square-foot, full-service restaurant carries 15 products on tap from Old Dominion Brewing Co.

The independently-operated restaurant of JRC Group LLC holds a license agreement to use the Old Dominion Brewing Co. brand throughout the area.

For extra thirsty customers, the bar serves the Dominion Tower -- a 133-ounce tube of beer with a tap appendage.

[hpal3]

Mall owner, Columbia developer GGP may need to sell some assets
Staff and wire reports
September 23, 2008
General Growth Properties Inc., which owns most of the regional malls in the Baltimore area and is the master developer of Columbia, said yesterday that it may need to sell assets or equity to raise capital.

The second-largest U.S. mall owner said it will also consider "strategic business combinations" to boost its stock. The company owns White Marsh Mall, Owings Mills Mall, Towson Town Center, The Mall in Columbia, The Village of Cross Keys and Mondawmin Mall. It also owns Harborplace in downtown Baltimore.

General Growth's stock fell 25 percent yesterday, dropping $5.34 to $16.08, on concern the company won't be able to refinance debt or raise capital.

In its statement, General Growth said it will "actively pursue" sources of financing to meet the company's short-term obligations.




General Growth has been looking for several months to sell or find equity partners for several of its 200 properties throughout the nation, including Cross Keys in Baltimore, as it faced looming debt and mortgages that need to be refinanced in the coming months.

In December, General Growth announced a noncash charge of $77 million, not including tax benefits, to write down the market value of residential land for sale in Columbia, in two planned communities in Laurel, and the Fairwood planned community in Prince George's County.

The charge was to reduce the value of residential land in the Columbia and Laurel communities to $141 million and the Fairwood value to $60 million.

General Growth has a higher debt-to-asset ratio than Simon Property Group Inc., the largest U.S. mall owner, and there's a "real threat" of insolvency, Rich Moore, an analyst at RBC Capital Markets in Cleveland, said last week.

The company said Sept. 17 that it had obtained additional mortgage financing under a $1.75 billion facility. General Growth has two mortgages totaling $180 million due in October, Chief Executive Officer John Bucksbaum said in an interview a day later.

The company said yesterday that occupancy reached a record 93.2 percent in the second quarter, contributing to an increase in comparable net operating income. General Growth said it expects to be in a position to offer long-term, fixed-rate mortgage financing to banks by the end of November.

General Growth last week said it had obtained additional mortgage financing under a $1.75 billion facility. The financing brought the amount outstanding under the facility to $1.51 billion.

[Exrexnotex]

That would be really cool !

State says pro soccer stadium would kick $6M into tax coffers

Baltimore Business Journal - by Ryan Sharrow Staff

A professional soccer stadium built for the DC United in Prince George’s County would pump more than $6 million in annual tax revenue into the county and state, according to a study released Tuesday by the Maryland Stadium Authority.

The 24,000- to 27,000-seat stadium would also generate nearly $31 million in earnings through as many as 63 events a year, including 15 United games, according to the study.

The study did not mention how the project would be financed or where the stadium would be located.

“It’s way too early to tell,” Gary McGuigan, project executive at Maryland Stadium Authority, said in an interview Tuesday. “If [Prince George’s County] wants to move forward they should look for sites and talk to DC United about what the terms would be.”

Talks of a new stadium for Major League Soccer’s United have been ongoing for more than a year.

Some members of the D.C. Council — primarily Councilman Marion Barry, D-Ward 8 — want to see a stadium built for the team on Poplar Point in the District, which would keep the team in D.C., but no legislation providing public financing has been submitted.

Sean Madigan, a spokesman for Neil Albert, deputy mayor for planning and economic development in D.C., said Tuesday in response to the study: “We haven’t had a chance to look at any numbers yet. We would really like to see the United stay in the city and we’re waiting to see if the D.C. Council takes the lead by putting forth legislation.”

The franchise is owned by San Francisco developer Victor MacFarlane, who had proposed footing the $150 million bill to build a new stadium in D.C. before talks broke down with city leaders.

The Baltimore Business Journal reported in January the stadium authority would spend $75,000, at the request of State Comptroller Peter Franchot, to study a new Prince George’s County stadium.

The study, conducted by Tampa, Fla.-based Crossroads Consulting Services, also found the stadium would create between 1,080 and 1,320 jobs.

In addition to the stadium, attractions in Prince George’s such as Six Flags amusement park and the new National Harbor, would boost the county’s profile for hosting sports tournaments, the stadium authority said.

The United currently plays in the 47-year-old Robert F. Kennedy Memorial Stadium in D.C.

[hpal3]

Originally Posted by Exrexnotex

That would be really cool !

State says pro soccer stadium would kick $6M into tax coffers

Baltimore Business Journal - by Ryan Sharrow Staff

A professional soccer stadium built for the DC United in Prince George’s County would pump more than $6 million in annual tax revenue into the county and state, according to a study released Tuesday by the Maryland Stadium Authority.

The 24,000- to 27,000-seat stadium would also generate nearly $31 million in earnings through as many as 63 events a year, including 15 United games, according to the study.

The study did not mention how the project would be financed or where the stadium would be located.

“It’s way too early to tell,” Gary McGuigan, project executive at Maryland Stadium Authority, said in an interview Tuesday. “If [Prince George’s County] wants to move forward they should look for sites and talk to DC United about what the terms would be.”

Talks of a new stadium for Major League Soccer’s United have been ongoing for more than a year.

Some members of the D.C. Council — primarily Councilman Marion Barry, D-Ward 8 — want to see a stadium built for the team on Poplar Point in the District, which would keep the team in D.C., but no legislation providing public financing has been submitted.

Sean Madigan, a spokesman for Neil Albert, deputy mayor for planning and economic development in D.C., said Tuesday in response to the study: “We haven’t had a chance to look at any numbers yet. We would really like to see the United stay in the city and we’re waiting to see if the D.C. Council takes the lead by putting forth legislation.”

The franchise is owned by San Francisco developer Victor MacFarlane, who had proposed footing the $150 million bill to build a new stadium in D.C. before talks broke down with city leaders.

The Baltimore Business Journal reported in January the stadium authority would spend $75,000, at the request of State Comptroller Peter Franchot, to study a new Prince George’s County stadium.

The study, conducted by Tampa, Fla.-based Crossroads Consulting Services, also found the stadium would create between 1,080 and 1,320 jobs.

In addition to the stadium, attractions in Prince George’s such as Six Flags amusement park and the new National Harbor, would boost the county’s profile for hosting sports tournaments, the stadium authority said.

The United currently plays in the 47-year-old Robert F. Kennedy Memorial Stadium in D.C.

It would be good for PG. Is there any open space near FedEx???

[hpal3]

Konterra Town Center rendering

[hpal3]

After 25 years of planning, developers of the 2,200-acre Konterra project say they are mere months away from breaking ground on a city core.
Prince George’s County Planning Board officials this summer approved concept plans for Konterra Town Center East. The high-density, 488-acre development south of Laurel would include nearly 6 million square feet of commercial and public space, 4,500 homes and 41 acres of recreational facilities.

Officials from Konterra — a joint venture between the Gould Property Co. of Laurel and Forest City Enterprises Inc. in Washington, D.C. — predict they’ll obtain final development approvals within a year. They say they’ll break ground in late 2009 on a project that could set new standards for development in Prince George’s County and finally meet the county’s longstanding desire for high-end retail.
Planning for the massive Konterra development, which is located on a former quarry owned by the Gould family, began in the early 1980s. Konterra Realty LLC, a Gould family company, has already developed about 600 homes and more than 700,000 square feet of commercial space on the site.
“I think the impressive thing about what the Gould family has done is they have raised the bar on a lot of products in both office and residential and that has been very helpful to improving [development] standards in Prince George’s County,” said Tom Archer, senior vice president of development with Forest City Enterprises.
When Konterra Realty broke ground on the Villages at Wellington residential development, “we were challenged to build houses over $200,000 sales price,” said Caleb Gould, Konterra’s vice president.
Wellington and a subsequent development, Wilshire Estates, created hundreds of homes that sold for more than $500,000, Gould said.
“In total, we’ve added about 600 residential units that are substantially above anything that had ever sold in the vicinity,” he said.
Konterra Realty triggered a similar market change when it began developing Konterra Business Campus, a 135-acre, 1 million-square-foot collection of buildings off Virginia Manor Road, Gould said.
“The product locally that had been built to date was tilt-up, concrete distribution buildings,” he said.
Konterra Realty, however, opted to build high-end, brick-front buildings in extensively landscaped corporate campuses, he said.
Now Gould and Archer hope to trigger a similar upgrade in standards for retail development.
Historically, Prince George’s County has struggled to attract high-end retailers, despite its standing as one of the wealthiest majority African American counties in the United States.
The developers say major retailers have expressed “phenomenal interest” in the site.
Konterra Town Center “is commonly referred to as one of the best development sites on the East Coast,” Archer said. “I think we will exceed expectations with respect to the quality of retail and restaurants.”
Gould and Archer would not disclose the names of any retailers who have expressed interest in Konterra.
Kwasi Holman, president and chief executive officer of Prince George’s County Economic Development Corp., said he also knows of high-end retailers who intend to open shops in Konterra, but would not disclose names.
“It will be comparable to anything in Columbia, Tysons Corner or Pentagon City,” Holman said. “In fact, it certainly is going to be one of the premiere retail sites on the East Coast.”
Tom Maddux, president of the Baltimore-based commercial real estate company NAI KLNB LLC, said Konterra’s location is extremely attractive to retailers.
“Sitting on Interstate 95 at the Intercounty Connector, equi-distant between Baltimore and Washington, adjacent to Laurel, that’s as good as it gets,” Maddux said. “It’s on everybody’s list and everybody will be excited about it, but we can’t get too excited about it today. I think it would be a little irresponsible.”
Retailers aren’t about to commit to opening at Konterra until several key things are in place, he said.
First, Konterra’s residential projects will have to attract people that match the profile of shoppers at high-end stores.
“Decisions are based on demographics,” Maddux said. “Retail real estate site selection is scientific. I have a formula and if your site doesn’t meet my formula, I’m not going there because I can’t afford to be unsuccessful.”
Second, Konterra needs two key transportation connections: the Intercounty Connector (ICC), which will end at Konterra, and the planned Contee Road interchange on I-95.
Construction has not yet started on the eastern stretch of the ICC near Konterra. The State Highway Administration has spent about $4 million on planning and some initial engineering for the Contee interchange. However, the state has not budgeted additional funds for the interchange so the project has stalled.
Gould and Archer say Konterra will meet the needs of major retailers.
The first phase of the town center, which will include shops, offices and residences, is slated to open in 2012 “and we expect we will have ample [road] capacity for our opening,” Gould said.
Konterra’s location, amenities and modern, urban style will make it a “destination community” for workers in Baltimore, Washington and the growing facilities at Fort George G. Meade, Gould added.
“This will be a nationally known project,” Archer said. “National Harbor has brought great attention to the county. Konterra will surpass that.”

[hpal3]

Mall plans are scaled back a bit


10/16/08
By Gwendolyn Glenn
gglenn@patuxent.com

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The $450 million redevelopment plans for Laurel mall have been scaled down a bit as its developers continue to work on the financing of the project.

On Oct. 14, the city's Planning Commission approved slightly reconfigured finalized plans for the mall's renovation.

Although some aspects of the mall's facelift have been reduced, the mall's owners said they are still committed to producing a quality project that's close to the conceptual plans city officials approved, with construction now pushed back to January.

"The integrity of the project is still intact," said Stephen Kriegel, senior director of development for General Growth Properties, the management company for the mall. "The scope of the project has been reduced slightly and we've eliminated some retail that wouldn't enhance the project, but we've also made some architectural improvements."

According to Kriegel, the plans for entrances to the mall have been upgraded to make them more aesthetically pleasing, but other features in earlier designs have been eliminated.

The plans unveiled to the commission no longer include a skating rink, but the city will get $75,000 from the developers in lieu of the rink being built. Also, in the mixed use residential section of the project at the site now occupied by Burlington Coat Factory, the 48,000-square-foot market, health club and above and underground parking facility, have been reduced to a 12,000-square-foot building with surface parking. The health club will not be built. A parking structure slated to be constructed between some residential units and Macy's will not be built.

The original design plans called for the mall's ceiling to be raised, but Kriegel said that has also been scrapped, at a savings of more than $1 million.

The stores along Route 1 will still face outward, 99 percent of the tenants will be new retailers and the parking garages on Route 1 and on Fourth Street will be demolished and rebuilt. However, the materials used on the garages will no longer be brick, as originally proposed, but brick-like.

"They plan to use alternative materials that will simulate the same appearance and that will look brick-like, to save on costs," said Karl Brendle, the city's economic development director. "

Cheaper metal Victorian lighting will also be used along Fourth Street to look like Main Street's light, which concerned City Council President Frederick Smalls. He said he feared the changes might cause the mall to lose some of the "wow factor" residents were expecting. He was assured that the material changes will look like the real thing, and that 80 percent of the mall will be built using brick and masonry.

"We're not trying to be heavy-handed, but we want to make the mall what we all envisioned," Smalls said.

One reason for the slightly scaled-back design plans is that the mall's owners have still not received the $18 million tax breaks they are seeking from city and county officials ÐÐ tax breaks that they have said are needed to complete the mall's renovation.

An application for the tax break, a tax increment financing (TIF) request, has been filed with county officials, but no decision has been made on that request the commission was told.

And even though city administrators have said they support a TIF for the project, and the mayor was expected to submit a request to City Council members last month, no paperwork has surfaced.

"We haven't given up all hope ... we're going ahead with our plans," said Kriegel. "We're still in preliminary discussions with the city."

Brendle said city officials did not object to most of the changes in the renovation plans, and are still working to agree on the appropriate signage at the mall, to make sure that traffic from the multi-level garage is directed away from Fourth Street. The sign issue was not included in the plans the commission approved.

"No one is more interested in this project happening than the city of Laurel, and the public safety (signage) concerns we want are not expensive things," Brendle said.

Although the new construction time frame for the mall is months behind, Kriegel said, "We fought to maintain the integrity of the mall and the things we eliminated won't matter. We have designs we can start building from now."










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