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Zoning for Dollars: New Rules for an Old Game? Comments on the Municipal Art Society and Nollan Cases Jerold S
Urban Law Annual ; Journal of Urban and Contemporary Law Volume 39 January 1991 Zoning for Dollars: New Rules for an Old Game? Comments on the Municipal Art Society and Nollan Cases Jerold S. Kayden Follow this and additional works at: https://openscholarship.wustl.edu/law_urbanlaw Part of the Law Commons Recommended Citation Jerold S. Kayden, Zoning for Dollars: New Rules for an Old Game? Comments on the Municipal Art Society and Nollan Cases, 39 Wash. U. J. Urb. & Contemp. L. 3 (1991) Available at: https://openscholarship.wustl.edu/law_urbanlaw/vol39/iss1/2 This Article is brought to you for free and open access by the Law School at Washington University Open Scholarship. It has been accepted for inclusion in Urban Law Annual ; Journal of Urban and Contemporary Law by an authorized administrator of Washington University Open Scholarship. For more information, please contact [email protected]. ZONING FOR DOLLARS: NEW RULES FOR AN OLD GAME? COMMENTS ON THE MUNICIPAL AR T SOCIETY AND NOLLAN CASES Jerold S. Kayden * Faced with mounting social needs and continuing fiscal constraints, more and more cities "mint" money through their zoning codes to fi- nance a wide array of public amenities. Through the land use regula- tory technique formally known as "incentive zoning," cities grant private real estate developers the legal right to disregard zoning restric- tions in return for their voluntary agreement to provide urban design features such as plazas, atriums, and parks, and social facilities and services such as affordable housing, day care centers, and job training. Since its inception some thirty years ago,' incentive zoning has enjoyed broad support from developers and their attorneys, avoiding the legal challenges commonly brought against land use regulations requiring * A.B. -
020 by the Numbers Se FINAL.Indd
BY THE NUMBERS Wall Street fallout shakes real estate investment trusts in New York City and beyond 1. The average annual 2. The average annual 3. The amount of office 4. The percentage drop in returns generated by REITs returns expected from space held by Merrill Lynch value of Brookfield Properties over the past three decades REIT investments at World Financial Center, a shares on September 15 after for investors: over the next year: Brookfield Properties-owned Merrill Lynch was acquired complex: by Bank of America, the REIT’s largest one-day decline in eight years: 13.8% -10% 4.2 million sq. ft. 18% 5. The percentage 6. The percentage that 7. The amount of office 8. The percentage of of Boston Properties’ financial services firms make space Citigroup occupies at SL Green’s net operating New York City office up in SL Green’s office portfo- properties owned by SL Green, income that comes from holdings occupied lio, the largest industry which accounts for 13.4 per- exposure to the Manhattan by financial services represented in it: cent of the REIT’s revenue: office market: tenants: 22% 42% 5 million sq. ft. 86% 9. One analyst’s 10. The percentage drop 11. The dollar value of 12. The average daily dollar forecasted percentage drop in the value of SL Green stock all institutionally owned trading volume for publicly in office rents from their on September 15 after commercial real estate in the traded REITs in July 2008, recent peak for Manhattan, Lehman Brothers went U.S. owned by REITs, compared to $892 million which could hurt the city’s bankrupt, the REIT’s biggest which account for 10 to in July 2003 and office REITs: one-day fall ever: 15 percent of the total: $413 million in July 1998: 20% 20% $600 billion $4.6 billion 13. -
International Business Guide
WASHINGTON, DC INTERNATIONAL BUSINESS GUIDE Contents 1 Welcome Letter — Mayor Muriel Bowser 2 Welcome Letter — DC Chamber of Commerce President & CEO Vincent Orange 3 Introduction 5 Why Washington, DC? 6 A Powerful Economy Infographic8 Awards and Recognition 9 Washington, DC — Demographics 11 Washington, DC — Economy 12 Federal Government 12 Retail and Federal Contractors 13 Real Estate and Construction 12 Professional and Business Services 13 Higher Education and Healthcare 12 Technology and Innovation 13 Creative Economy 12 Hospitality and Tourism 15 Washington, DC — An Obvious Choice For International Companies 16 The District — Map 19 Washington, DC — Wards 25 Establishing A Business in Washington, DC 25 Business Registration 27 Office Space 27 Permits and Licenses 27 Business and Professional Services 27 Finding Talent 27 Small Business Services 27 Taxes 27 Employment-related Visas 29 Business Resources 31 Business Incentives and Assistance 32 DC Government by the Letter / Acknowledgements D C C H A M B E R O F C O M M E R C E Dear Investor: Washington, DC, is a thriving global marketplace. With one of the most educated workforces in the country, stable economic growth, established research institutions, and a business-friendly government, it is no surprise the District of Columbia has experienced significant growth and transformation over the past decade. I am excited to present you with the second edition of the Washington, DC International Business Guide. This book highlights specific business justifications for expanding into the nation’s capital and guides foreign companies on how to establish a presence in Washington, DC. In these pages, you will find background on our strongest business sectors, economic indicators, and foreign direct investment trends. -
Westward Whoa!.Html
Westward Whoa! On a recent evening at the 92nd Street Y, Stephen Ross, chairman of the Related Companies, reflected on four decades of transformation—for the city, where he has built more apartments than almost any other developer of his generation, and also for himself. In September, Mr. Ross, 72, stepped down as the CEO of the once-humble affordable housing outfit he transformed into a luxury real estate behemoth. Not that he’s stepping aside. There he was a few weeks later, alongside Mayor Bloomberg and Council Speaker Christine Quinn on the formerly desolate Far West Side, breaking ground on the Hudson Yards project, a glass and steel city within a city that is actually larger, in terms of square footage, than downtown Portland or downtown Baltimore. “What’s good for the city is the first thing,” Mr. Ross told the audience at the Y. “I think if you really take that into consideration, the opportunities open up.” On stage, Mr. Ross wore a navy suit and pink tie and sat next to fellow real estate mogul William Mack of AREA Property Advisors, as Businessweek senior editor Diane Brady asked the two friends about their long careers. About a decade ago, Messrs. Ross and Mack teamed up to build the Time Warner Center, the twin-towered behemoth that rose on Columbus Circle in the wake of the Sept. 11, 2001 attacks, an unwitting glass echo of what had been lost. Before the project began to rise, doubts were widespread, but Mr. Ross recognized a unique combination of location, transportation and public support that has become the hallmark of his success. -
Has the Retail Apocalypse Hit the DC Area?
POLICY BRIEF Has the Retail Apocalypse Hit the DC Area? Leah Brooks, Urbashee Paul and Rachel Shank APRIL 2018 POLICY BRIEF APRIL 2018 | LEAH BROOKS, URBASHEE PAUL AND RACHEL SHANK1 In 1977, the White Flint Mall opened to great acclaim as Maryland’s premier mall, complete with glass elevators, glamorous anchor stores, and an exciting eatery. Now, more than four decades later, White Flint Mall is situated in a sea of empty parking lots. Except for anchor tenant Lord and Taylor, with which the mall owner is in protracted litigation, the mall sits empty. About a decade before White Flint launched, Northern Virginia’s Tysons Corner Center opened, also to acclaim. Tyson’s Corner has seen continued success,2 welcoming Apple’s flagship store in 2001,3 and Spanx’s first brick and mortar store in 2012.4 The promised increase in walkability ushered in by the Silver Line expansion has heralded opportunity for new residential and commercial development.5 To what extent is this divergence due to e-commerce? The Rise of E-commerce Indeed, there is substantial evidence that brick-and-mortar retail is suffering. CNN Money10 reports that 2017 marked E-commerce dates to 1994, when the New York Times the highest number of retail store closure announcements in reported that Philadelphia’s Phil Brandenberger used his history. Within the past year, once-prominent malls in computer to purchase a Sting album. In the following year, New Jersey and Pennsylvania have closed almost 200 Amazon sold its first book, and Pierre Omidyar founded stores. And the wave seems unlikely to be over: Toys R Us Ebay.6 has recently declared bankruptcy, while long-time anchor tenants Sears, Kmart, J.C. -
The Landmark of Success
MARRIOTT MARQUIS WASHINGTON, DC THE LANDMARK OF SUCCESS. 901 Massachusetts Avenue NW, Washington, District Of Columbia 20001 +1202-824-9200 MARRIOTT MARQUIS WASHINGTON, DC LOBBY LEVEL 901 Massachusetts Avenue NW Washington District Of Columbia 20001 WashingtonMarriottMarquis.com T 202.824.9200 I F 202.824.5541 @MHMarquisWDC ACCOMMODATIONS RESTAURANTS & LOUNGE MEETING FACILITIES 1,175 guest rooms including 625 double guest rooms and 501 Anthem off ers seasonal cuisine in a bright, friendly space, with Over 105,000 square feet of function space • king guest rooms • 49 hotel suites with two Presidential and a nod to the original 1927 Marriott Hot Shoppes. The Dignitary 30,600 square foot ballroom with 22 foot ceilings • six Marquis Suites is a whiskey bar off ering a variety of local and regional bourbons Two striking 10,800 square-foot ballrooms with with handcrafted cocktails served by talented mixologists. 20 foot ceilings • 54 additional breakout rooms totaling HOTEL FEATURES High Velocity is an interactive sports bar, with over 40 large over 53,000 square feet of independent meeting rooms • Stretch out in luxury in one of our Presidential or Marquis fl at-screen HDTVs, ticker tape screens with the latest sports 2,500 square foot rooftop terrace • LEED® Silver certifi ed Suites, packed with amenities • Wireless high-speed Internet, scores, 48 beers on tap, communal dining and fl oor-to-ceiling LCD TV • Plug-in technology panels, located in every hotel windows with street-level views. The Lobby Bar is infused DIRECTIONS room and suite • Breathtaking atrium and city views • 55 foot, with natural light from the glass ceiling and off ers signature Ronald Reagan (DCA) Take George Washington one-of-a-kind sculpture in the lobby cocktails and bites that are locally sourced. -
FY 2016 Annual Report
Government of the District of Columbia Office of the Chief Financial Officer Office of Financial Operations and Systems 1100 4th Street, S�W�, 8th Floor Washington, DC 20024 (202) 442-8200 (Fax) (202) 442-8201 January 25, 2017 Mr� Jeffrey S� DeWitt Chief Financial Officer override and collusion, internal control can only The Comprehensive Annual Financial Report (CAFR) provide reasonable assurance that management’s of the Government of the District of Columbia objectives will be achieved. However, routine periodic (District) for the fiscal year ended September 30, audits help management assess, on an on-going 2016, is herewith submitted. Responsibility for both basis, the adequacy of the District’s internal controls. the accuracy of the data and the completeness and In accordance with D.C. Code § 47-119, independent fairness of the presentation, including all disclosures, public accountants audited the District’s financial rests with District management and the Office of statements for the year ended September 30, the Chief Financial Officer (OCFO). To the best of 2016. The audit was conducted in accordance with my knowledge and belief, the enclosed financial auditing standards generally accepted in the United statements and schedules are accurate in all material States of America and the standards applicable to respects and are reported in a manner designed to financial audits contained in Government Auditing present fairly the financial position and results of Standards, issued by the Comptroller General of the operations of the various funds and component units United States. In addition to issuing an opinion on of the District� the District’s financial statements, the independent This report has been prepared in accordance with U.S. -
WASHINGTON/BALTIMORE CONDOMINIUM MARKET REPORT by Subscription Only NOT Prepared for Exclusive Use of Subscribers on September 30, 2017 FOR
NOT FOR REDISTRIBUTION TWOQ3 THOUSAND SEVENTEEN sponsored by DEVELOPER SERVICES DIVISION WASHINGTON/BALTIMORE CONDOMINIUM MARKET REPORT By Subscription Only NOT Prepared For Exclusive Use of Subscribers On September 30, 2017 FOR REDISTRIBUTION © Delta Associates, 2017. All rights reserved. You may neither copy nor disseminate this report. If quoted, proper attribution is required. Although the information contained herein is based on sources which Delta Associates (DA) believes to be reliable, DA makes no representation or warranty that such information is accurate or complete. All prices, yields, analyses, computations, and opinions expressed are subject to change without notice. Under no circumstances should any such information be considered representations or warranties of DA of any kind. Any such information may be based on assumptions which may or may not be accurate, and any such assumption may differ from actual results. This report should not be considered investment advice. Please see www.DeltaAssociates.com for more information on our reports. Go ahead, checkNOT us out. We got a makeover – did you notice? Our goal is to improve and deliver quality services and publications consistently and we’re excited to unveil new user-friendly Mid-Atlantic quarterlyFOR reports. Explore some of the changes we made and how to take advantage of the new layout below. REDISTRIBUTION Table of Contents Economy KEEP IT MOVING Washington Area Office GET NOTICED Baltimore Area Office Get where you need to be Glossary + Methodology Our new layout at the push of a button - encourages links, no, not Uber, our internal buttons, and other navigation menu, of interactive features. course! Hover over the Advertise in or sponsor icon at the top left corner one of our publications to expand the menu, and drive traffic directly then click to go easily to to your site. -
Leesburg Corner Premium Outlets® the Simon Experience — Where Brands & Communities Come Together
LEESBURG CORNER PREMIUM OUTLETS® THE SIMON EXPERIENCE — WHERE BRANDS & COMMUNITIES COME TOGETHER More than real estate, we are a company of experiences. For our guests, we provide distinctive shopping, dining and entertainment. For our retailers, we offer the unique opportunity to thrive in the best retail real estate in the best markets. From new projects and redevelopments to acquisitions and mergers, we are continuously evaluating our portfolio to enhance the Simon experience - places where people choose to shop and retailers want to be. We deliver: SCALE Largest global owner of retail real estate including Malls, Simon Premium Outlets® and The Mills® QUALITY Iconic, irreplaceable properties in great locations INVESTMENT Active portfolio management increases productivity and returns GROWTH Core business and strategic acquisitions drive performance EXPERIENCE Decades of expertise in development, ownership, and management That’s the advantage of leasing with Simon. PROPERTY OVERVIEW LEESBURG CORNER PREMIUM OUTLETS® LEESBURG, VA LEESBURG CORNER PREMIUM OUTLETS LEESBURG, VA 15 7 Leesburg For t E MAJOR METROPOLITAN AREAS SELECT TENANTS vans Gaithersburg Rd. White's 107 15 Ferry (Bypass) Tysons Corner: 23 miles Saks Fifth Avenue OFF 5TH, adidas, Ann Taylor Factory Store, Armani D u S 15 y 270 l c Frederick Exit 1B l Take 2nd right es o l Exit 15N l G i 28 n r Washington, D.C.: 35 miles Outlet, Banana Republic Factory Store, Barneys New York Warehouse, ee R 7 n d . Leesburg w Rockville 95 ayr Baltimore, MD: 75 miles Brooks Brothers Factory Store, Burberry, Calvin Klein Company Store, Baltimore Pot om acR Coach Factory Outlet, DKNY Company Store, Elie Tahari Outlet, HUGO D iver u ll es BOSS Factory Store, J.Crew Factory, Jones New York, kate spade new G RETAIL r ee york, LACOSTE Outlet, Michael Kors Outlet, Nautica, NikeFactoryStore, nw ay 7 GLA (sq. -
CCDC-Retail-Brochure-10.22.12.Pdf
Hines Retail Brochure/Folder Liska + Associates 650012 08.28.12 Revision 5 Hines Retail Brochure/Folder Liska + Associates 650012 08.28.12 Revision 5 9th Street & Palmer Alley — Condominiums above Hines Retail Brochure/Folder Liska + Associates 650012 09.25.12 Revision 11 A prominent location in the heart of the District puts CityCenterDC at the center of it all. Hines Retail Brochure/Folder Liska + Associates 650012 09.19.12 Revision 10 One Remarkable Place On a par with the greatest urban centers, CityCenterDC will be the District’s signature community. Located five blocks from the White House, this 10-acre development forms the core of a new mixed-use neighborhood, featuring residences, offices, public spaces, restaurants, a hotel and a critical mass of retail with unmatched offerings. CityCenterDC’s three city blocks offer a vibrant urban experience for residents, workers, shoppers and tourists and will quickly become the centerpiece of Downtown Washington, D.C. Hines Retail Brochure/Folder Liska + Associates 650012 09.21.12 Revision 9 Project Details SURROUNDING NEIGHBORHOODS PROJECT SCOPE Parcel Size 10-acres SHERIDAN- Retail 265,000 SQ FT KALORAMA Residential Rental 458 units W W W W W N NW NW N NW N NW N N T T T T T S ST S ST S S ST S ST Residential Condominiums 216 units H H H H H H T TH T T TH T 1 5T 2TH 1 5 10 8 7T 1 9 1 Office 515,000 SQ FT 18 W I M S O NW C Hotel 370 rooms R ON GEORGETOWN DUPONT CIRCLE LOGAN CIRCLE/SHAW S ST E S T W O ST NW O ST NE S I S N T N E N Total Parking 1,800 spaces 31 AV E AV E NW F L N O NEWPORT -
Road Business Association 1777 Columbia Road, NW Washington
18th & Columbia "'Road Business Association 1777 Columbia Road, N.W. Washington, D.C. 20009 ~:r-..i Established 1920 September 8, 1987 ~ . ,.--:, (,/'j ~ . ,) "'.'i".I Mr. Edward L. Curry, Acting Executive -0?"leers Direct9r., Zoning Secretariat Cleesident D. C. Z,oning Comrnission John Orclno ~lgnone Freres Caterers District Building, Room 11-A ""'ff77 Columbia Ad., N.W. ;}50 Pennsylvania Ave.!. NVI 25-0332.. Washington, D. C. 20001,,J. e President rbert White RE: Boston Properties II1 PUD 1 Fuller St., N.W. Zoning Case No. 87-10 C 234-8948 Dear IVIr. Curry: Vice President HIida Rivas Churrerla Madrid Restaurant We submit this comment on the above referenced zoning 2505 Champlain St., N.W. case. The Washington Post (Aug. 22, 1987) reported, we 483-4441 Vice Presldflnt quote: "Boston .Propertles said it will donate up to Herb Kwash $2.2 million to a nonprofit organization that provides Midtown Phannacy 1841 Columbia Ad., N.W. housing opportunities for low-to-moderate-income families 265«333 elsewhere in the citv •••• the donation amounts to about Treasurer $15 per square foot. Y, David Walstrom Saxltone Tape Sales 1ne Columbia Ad., N.W. While we support the linkage concept we seriously 462-0800 question whether this $15 per square foot donation should Secretary be accepted, especially in view of the enormous value of J. George Frain 1789 Lanier Pl., N.W. the land which is the focus of Boston Properties linkage 387-3737 proposal. Board of Dlnlctcn Robert Blair In this connection we submit herewith a report in Outlook Clothiers the Wall Street Journal (July 31, 1987) which shows that 1767 Columbia Ad., N.W. -
Tom Ford and Tiffany & American Division, Noted That the Largest Co
CFDA AWARDS SHOWS OF FASHION A TRIO OF EXHIBITIONS IN PARIS DISPLAY THE STYLE PREVIEW OF EMPRESS JOSÉPHINE, WATTEAU AND FRAGONARD AND PRE-WORLD WAR I PARIS. PAGE 10 THE HONOREES AND THE NOMINEES FOR THE CFDA AWARDS ON JUNE 2 IN NEW YORK. SECTION II STICKING TO ‘A’ MALLS Developers Boost New Centers, Formats By SHARON EDELSON LAS VEGAS — The shopping center sector has always been Darwinian, but now more than ever, it’s survival of the fittest. With attendance at last week’s ReCon convention here reaching a record high of 33,500 — a number TUESDAY, MAY 27, 2014 Q $3.00 Q WOMEN’S WEAR DAILY not seen since before the recession — the industry’s WWD mood is relatively buoyant, as long as the focus is on so-called “A” malls. Lesser properties, however, have their backs against the wall as retailers such as Sears Holdings Corp., Best Buy, Barnes & Noble and J.C. Penney Co. Inc. close stores, and a string of other chains go bankrupt. Many mall operators are selling their underperform- ing properties. For example, Macerich sold 13 centers in the last 18 months, said Robert Perlmutter, executive vice president of leasing, adding, “They were in smaller markets and were lower-growth assets.” Basic “We’re also selling C and D malls,” said Joseph Coradino, chief executive officer of PREIT. “We sold three last year and have three for sale now and one in agreement. We’ll end up as a company that owns A and B malls.” “The strongest survive,” said Robert Taubman, Instincts chairman, president and ceo of Taubman Centers Inc.