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Mixed-use development opens in Alexandria’s Carlyle neighborhood

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Feb 19, 2007 12:00 AM (558 days ago) by Katie Wilmeth, The Examiner
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The nearly completed Carlyle Square apartments, condominiums and retail venues located in Alexandria.
(Brig Cabe/Examiner)
The nearly completed Carlyle Square apartments, condominiums and retail venues located in Alexandria.

Alexandria (Map, News) - The apartments at Carlyle Square, a $95 million mixed-used development in Alexandria, welcomed its first tenants last week, marking the beginning of an influx of new residents to the developing neighborhood.

The project, jointly developed by Post Properties and PN Hoffman, is just one of several residential projects kick-started by the arrival of the U.S. Patent & Trademark office.

Since the Patent office and its 7,000 employees moved from Crystal City to Alexandria, developers have been building out the Carlyle neighborhood, a 70-acre swath of land in the east end of the city that was once home to a rail yard.

Carlyle Square officially opened its 205 luxury apartments in December and is scheduled to deliver 145 condos and more than 20,000 square feet of retail and restaurant space in 2007. Post Properties plans to break ground later this year on a similar sized project in the neighborhood. In addition to those developments, JBG opened 114 condo units in 2006 and 79 more are scheduled to open in 2007 as part of a Regent Partners development that will also include a Westin Hotel. Several commercial office projects are also schedule for a 2007 delivery.

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Critics, however, are upset with the retail offerings moving into the neighborhood and said not enough has been done to develop the region beyond an office park. The slower-than-expected pace of development triggered a lawsuit challenging the city’s 2004 real estate assessments of the Patent complex.

The neighborhood has been hot among developers in recent years, not only as a result of the PTO and the spin-off businesses and services it’s attracted, but because it’s one of the remaining areas in the Washington region that isn’t built out.

“Alexandria is obviously a great historic community in the Washington, D.C., metro area,” said Dave Stockert, chief executive of Post Properties. “The entire region is entirely built out. But Carlyle, given its industrial roots [wasn’t] ... having a large site like that represented an opportunity to create a mixed-used environment that doesn’t come along very often.”

Atlanta-based Regent chose Alexandria, and Carlyle specifically, as its first entry into the Washington market because the city is just beginning to develop its full potential, said Reid Freeman, executive vice president of Regent Partners, in an interview last year with The Examiner.

Carlyle “is clearly the hottest part within the Alexandria submarket,” he said. “We wanted to jump on it.”

kwilmeth@dcexaminer.com

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Comments from Examiner Readers

12:55 PM MST on Mon., Aug. 25, 2008 re: "Baltimore County to postpone rental registration"

 Examiner Reader said:
I want to know who my neighbors are! Are those principal homeowners drug dealers, child molesters, noisemakers, don't recycle, etc. Hey, what about all those principal homeowners that are renting their homes? Only in the liquor and landlord business is the business owner responsible for others actions. But try to actually evict someone because they are dealing drugs on your property (or any other reason for that matter) - the feds can likely seize your property before the tenant can be evicted. All those lower income renters in Baltimore County that lost their leases because the properties were sold to be upgraded probably wish the free market had been left in place.

 Vote on this comment: I agree or I disagree

11:05 PM MST on Thu., Aug. 21, 2008 re: "Bowleys Quarters condos spark controversy in Baltimore County"

 Examiner Reader said:
I think condos are a good idea...the sunsets are beautiful, and there are a lot of crappy houses that need to be torn down in the neighborhood...they say "No Condos" I say "No Crappy Shacks"

Vote on this comment: I agree or I disagree
1:15 AM MST on Fri., Aug. 1, 2008 re: "Sunset cracks overpriced list"

 Examiner Reader said:
absolutely untrue. A typical sunset home currently generate $4000 in rents (2500 +1500 in law). It has some of the best rent to price ratio in the city.

2 agree | 3 disagree
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2:49 PM MST on Thu., Jul. 31, 2008 re: "Sunset cracks overpriced list"

 Examiner Reader said:
we need more rental units, not more pied-a-terre's make it mandatory to start new multi-unit buildings with initial rents at 1200 for a 1 bedroom etc. and only allow increases per rent control, even when people move out, max 10% increase per year, so we have a staple of rental units, and not the mortgage crisis we see and as renter's dont want to be a part of....

 1 agree | 4 disagree
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2:20 PM MST on Thu., Jul. 31, 2008 re: "District government takes on landlords in lawsuit"

 Examiner Reader said:
The free-market has brought us a failed ENRON, expensive, MANAGED HEALTH CARE, bankrupting ENERGY CRISES, exhorbitant GAS PRICES, thousands of jobs lost in the AIRLINE INDUSTRY, and the list goes on. Enough already about the wonders of a free market.

 1 agree | 3 disagree
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10:08 AM MST on Thu., Jul. 31, 2008 re: "Sunset cracks overpriced list"

 Examiner Reader said:
it may be a quiet and breezy neighborhood in the sunset, but there are slum lords in the area who collect rent and leave the premises to dump. there are secrets in one of the wealthiest areas of the city.

 4 agree | 2 disagree
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2:58 PM MST on Wed., Jul. 30, 2008 re: "Rental market surging as home sales, prices fall"

 Examiner Reader said:
We don't need a nanny state or county. Market forces can take care of rental properties.

2 agree | 2 disagree
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7:58 AM MST on Wed., Jul. 30, 2008 re: "Initial Silo Point condo prices range from $260K to $550K"

 Examiner Reader said:
Seriously...what is with the Examiner refusing to use pictures with its stories? I know where Baltimore is, I don't need a map.

 1 agree | 1 disagree
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5:29 AM MST on Wed., Jul. 23, 2008 re: "Housing pinch hits county"

 Examiner Reader said:
tell justine that the hard stuff isn't going to come down for a while.....bill murry Caddyshack.

 1 agree | 3 disagree
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5:56 AM MST on Wed., Jul. 16, 2008 re: "Baltimore County to postpone rental registration"

 Examiner Reader said:
I agree with Mr. McIntire. The whole concept of rental inspections is silly. I have been a landlord for 30 years. I know the industry. I know the costs. This program is just one more unnecessary cost that will of course be paid ultimately by the tenants and will offer very little if any benefit. There are enough laws on the books to cover any building violations. If a perspective tenant does not like something about an offered unit, they simply do not have to rent it. Not only is this an unecessary, stupid program, it's concept could not come at a worse time. If left in place, the only real result of this inspection program will be less rental inventory on the market. As usual with these probably well intentioned programs, the business person and the lower income people who have a tendency to be renters of these units will be hurt.

 2 agree | 1 disagree
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7:05 AM MST on Tue., Jul. 15, 2008 re: "Baltimore County to postpone rental registration"

 Examiner Reader said:
rental property needs to be enforced! the county council has made good points. whos your neighbor renting to, drug runner, ,hey look residental homes are to be lived in by there home owners and not rented out to any one who can afford it. a home owner takes care of the home and his neighborhood, will a renter? also the county is right why should't the lanlord get a tax id number , its income isnt't it. no i have no problem with it at all

6 agree | 6 disagree
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6:59 AM MST on Tue., Jul. 15, 2008 re: "Baltimore County to postpone rental registration"

 Examiner Reader said:
the rental regesteration is the best thing the county stumbled on. i want to know ,,whom my neighbor is renting to, a drug dealer, a child molster, get the picture. also why should a lanlord , rent bring in income and not be taxed, by the state or federal goverment this issue is way over due.need to change with the times!!!!!

 5 agree | 8 disagree
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10:02 AM MST on Mon., Jul. 14, 2008 re: "Baltimore-area office market still sluggish, report says"

 Examiner Reader said:
Maryland will go broke because of Baltimore. Crime is up even in the authorities holding office. Cut police protection so more criminals can "get away with it"...does not take a lot of brain effort to see where this is leading....A MAJOR WASTELAND.

 5 agree | 6 disagree
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6:54 PM MST on Wed., Jun. 11, 2008 re: "Baltimore-area home prices fall for seventh straight month"

 Examiner Reader said:
never thought i see the day when buying and living in a car would be the new american dream. the depreciation gap is closing and maybe the homeless have a leg up on us.they are experienced in the land o plenty. at least the new world order will put us on an equl footing with the rest of the third world countries soon.

 31 agree | 32 disagree
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12:07 PM MST on Sat., Jun. 7, 2008 re: "County rental owners who don’t obey new inspection laws face fines in July"

 Johnny Apple seed said:
Thw foreclosures and the home value dropped in my neighborhood so that we wil eventially be equals in poverty, so the rental value increases. How about an incentive to put in rentals?

 35 agree | 37 disagree
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7:21 AM MST on Mon., May. 12, 2008 re: "Metro-area housing market shows improvement in April"

 impartial observer said:
until Realtors start using the Case-Shiller index for their numbers, then their analysis of median and average prices will be fundamentally flawed. the CS index uses similar-unit sales and is considered by The Economist, et al to be the best measure of a specific metro market's performance. this article is based solely on MRIS data.

 40 agree | 38 disagree
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11:01 AM MST on Thu., May. 8, 2008 re: "Sales of soaring skyscrapers sag"

 Examiner Reader said:
Real estate values and property worth can be "funny money" as clearly expressed in the current credit crisis. Owners who "feel" or "believe" their property is worth an amount often don't sell til they come to understand the actual market value on any given day.

 39 agree | 39 disagree
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1:39 PM MST on Sat., May. 3, 2008 re: "Realtors, builders turn away from gimmicks"

 Examiner Reader said:
buying a condo,is like buying a boil for your butt.

 42 agree | 40 disagree
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12:48 PM MST on Wed., Apr. 23, 2008 re: "Bowleys Quarters condos spark controversy in Baltimore County"

 Examiner Reader said:
its about time someone has finally started to take a stand against these monsterous developments. besides, why build NEW condos when it's becoming apparent theat condo's don't go for crap anymore.

 41 agree | 41 disagree
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6:47 AM MST on Tue., Apr. 8, 2008 re: "District government takes on landlords in lawsuit"

 Examiner Reader said:
Rent control and government intervention always leads to higher rents or bankruptcy. Everyone knows that but the saps who keep believing they can get a free ride somehow.

 49 agree | 46 disagree
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4:58 AM MST on Tue., Apr. 8, 2008 re: "District government takes on landlords in lawsuit"

 Examiner Reader said:
oh, now stop your whining. These guys deserve it. Yes governments have lots of corrupt employees, why make everything more corrupt just because of that one fact? Just do some reading on the properties, and you will see how negligent these landlords are.

 48 agree | 41 disagree
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5:53 AM MST on Mon., Apr. 7, 2008 re: "District government takes on landlords in lawsuit"

 Examiner Reader said:
This is a good way to make the public forget that it is the DC governmetn itself which is really greedy and full of corrupt employees. Attack the landlords is a good variation of class envy. If the landlords are smart they will all declare bankruptcy and put their properties in receivership and throw everyone out in the street. Let's see how smart the DC government and Mayor Fenty look at that point.

 46 agree | 45 disagree
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9:21 PM MST on Mon., Feb. 25, 2008 re: "Fairfax supervisors expect grim news on home values, budget"

 It's a joke said:
Go check your assessment on their website. My house went down almost 200k. Can you guess how much my land went up? 230k!!!!! How can a house in Fairfax county be valued at 135k and the land at 530k? That same address was about 300k house and 300k land last year. Is my home structure of 4 bedrooms, 3 full baths, carport, deck, etc., really only valued at $135k?

 207 agree | 189 disagree
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12:22 PM MST on Mon., Feb. 25, 2008 re: "Fairfax supervisors expect grim news on home values, budget"

 Examiner Reader said:
And to make matters worse, it's difficult to find any neighborhood in Fairfax that doesn't have boarding houses occupied by 10-20 people with un-kept lawns filled with bicycles and junker cars. No prospective home buyer would even consider buying a house in these areas, except of course, more boarding house slum lords.

 207 agree | 197 disagree
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10:22 AM MST on Mon., Feb. 25, 2008 re: "City could face deficit, cuts"

 Get Real said:
I love the "my house is worth this" and "my house is worth that" crowd. Your house is worth what you can sell it for! Get real - you may have to sell it for far less then you bought it.

 161 agree | 176 disagree
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9:40 AM MST on Mon., Feb. 25, 2008 re: "Fairfax supervisors expect grim news on home values, budget"

 Examiner Reader said:
If the Fairfax County Board hadn't spent money like drunken sailors over the last few years as they doubled the collections of Real Estate Tax, then we wouldn't be in this mess.

 194 agree | 186 disagree
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10:47 AM MST on Wed., Feb. 6, 2008 re: "Developers, brokers, lenders meet to discuss commercial market"

 Examiner Reader said:
just turn all that commercial property into casinos,cell phone stores,tatoo parlors,and adult bookstores. thats all america needs. oh, maybe a coffee shop here and there would be nice too.

 198 agree | 194 disagree
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10:17 PM MST on Fri., Feb. 1, 2008 re: "Realtors forecast better housing market in 2008"

 Examiner Reader said:
realtors and their hack 'economists' produce opinions like horse-squeeze..

 276 agree | 211 disagree
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3:49 PM MST on Wed., Jan. 30, 2008 re: "City could face deficit, cuts"

 Examiner Reader said:
open up a full casino resort plaza by our sports complex and get rid of property taxes!!!!!

 201 agree | 193 disagree
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10:02 AM MST on Wed., Jan. 30, 2008 re: "City could face deficit, cuts"

 Examiner Reader said:
that's why the drug dealers and gang members are happy there understaff on the police dept.buy hundreds and with a freeze in place and officers leaveing the mayor need's to cut the budget.ok we have a good idea short baltimore police and hire more staff and give them a raise.that is one crack staff.

 213 agree | 197 disagree
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9:19 AM MST on Wed., Jan. 30, 2008 re: "City could face deficit, cuts"

 Examiner Reader said:
The city needs to be rebuilt. We are at a loss for afforable housing and good people, I hate everyone in the city. Thats the truth. Who cares who else post here? Not me. Peanut gallery!!!

 200 agree | 199 disagree
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9:01 AM MST on Wed., Jan. 30, 2008 re: "City could face deficit, cuts"

 Examiner Reader said:
That wouldn't be because of crime, or maybe because they tore down hundreds and hundreds of homes with no plan to rebuild, would it? How can they not budget for police overtime? with crime going berserk (and many not being reported) who would think police don't have to work overtime? The criminals are working overtime, and apparently getting well paid for it.

 199 agree | 186 disagree
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8:46 AM MST on Wed., Jan. 30, 2008 re: "City could face deficit, cuts"

 Ev said:
Hey remember when we had a 50 million dollar surplus and decided to build a hotel with it? Yeah.

 212 agree | 194 disagree
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7:58 AM MST on Wed., Jan. 30, 2008 re: "City could face deficit, cuts"

 Examiner Reader said:
Cuts? Baltimore city residents already get shorted big time and do without good streets, snow removal, decent cops, honorable representation in government.

 213 agree | 185 disagree
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7:48 AM MST on Wed., Jan. 30, 2008 re: "City could face deficit, cuts"

 Examiner Reader said:
I knew an Assistant State's Attorney in Circuit Court who took "lunch walks" that were over two hours, who drank on the job, and who dropped over half his cases. I agree, cut the State's Attorney's Office budget.

 214 agree | 167 disagree
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6:51 AM MST on Wed., Jan. 30, 2008 re: "City could face deficit, cuts"

 Examiner Reader said:
How about cutting the State's Attorney's Office? How much do they need to pay a person just to say "Stet" all day?

 218 agree | 198 disagree
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6:26 AM MST on Wed., Jan. 30, 2008 re: "City could face deficit, cuts"

 Examiner Reader said:
How about cutting the mayor's overstuffed staff in an effort to save money. This wanna-be big city is a scary, scary place.

 193 agree | 183 disagree
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10:15 AM MST on Fri., Jan. 11, 2008 re: "Developers, designers tout benefits of building green"

 Examiner Reader said:
Excuse me while I go hug a wet tree.

Seriously, wouldn't you love to have a little house in the model of the Shire from Lord of the Rings? How energy efficient?!?! Keep the soil on top of the roof and around most of the walls and you keep about a 60-65 degree temperature year-round. Little need for AC; limited need for heat (especially since the insulation is good). Problems: need a dehumidifier. Also would have a concern for mold as well as the need to mow and water the roof on occassions.

 285 agree | 273 disagree
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8:18 AM MST on Fri., Jan. 11, 2008 re: "Housing market in recovery in N.Va., D.C."

 Examiner Reader said:
The homes that are selling now in the 450,000 range to 530,000 range in Fairfax County are the same homes that sold for 220,000 in 2001. Is that so bad? I don't think so. I'm sorry if you bought a home in 2005 and paid too much, but for those of us who didn't, our equity is still fantastic! Next time there is a boom, it will go even higher than last time and then when it drops the homes that are selling for 450,000 now will be selling for 550,000 and people will still be complaining. In Northern Virginia the AVERAGE increase in a properties worth is 7% annually. That's not smoke and mirrors, that's a statistical fact. Now really IS a good time to buy and I feel sorry for those that are waiting for it to get even worse. Eventually they will be kicking themselves for having waited too long.

 282 agree | 260 disagree
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12:15 PM MST on Mon., Jan. 7, 2008 re: "Experts detail ’08 housing situation"

 Examiner Reader said:
where did the term "homeowners" come from.as long as you are making payments,paying taxes,maintaining,and depreciating you will never be a "homeowner".the only reason is the mortgage deduction on your monthly payments.and you can bet,that will be the next thing congerss will dump.

 249 agree | 214 disagree
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9:21 AM MST on Wed., Jan. 2, 2008 re: "Credit crunch is not hurting area’s commercial real estate"

 Examiner Reader said:
Please stop blowing smoke the truth is restaurant business is way off so is retail. This is a pump and dump strategy by banks and Real estate firms who, indicently by the way , are the cause of this economic recession. Hold you money invest smart. The layoffs have yet to begun

 266 agree | 257 disagree
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1:43 AM MST on Wed., Jan. 2, 2008 re: "250 foreclosed D.C.-area homes to go up for auction"

 Examiner Reader said:
Agree

 268 agree | 253 disagree
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1:42 AM MST on Wed., Jan. 2, 2008 re: "250 foreclosed D.C.-area homes to go up for auction"

 Examiner Reader said:
As someone buying a home this is very good news! I agree

 174 agree | 186 disagree
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8:37 AM MST on Thu., Dec. 27, 2007 re: "Blackstone Flats condos attract young, black female professionals"

 Examiner Reader said:
Tell us is the land cheap for some o unknown reason? Is there any crime?

 195 agree | 193 disagree
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9:26 PM MST on Wed., Dec. 26, 2007 re: "Housing crash to slow regional economy by $4 billion in 2008"

 Examiner Reader said:
I'm the 1:15 AM poster. I have to say that I posted it when my emotions were high. I was mad that I got pushed out of the market. Now though, I have the last laugh ha ha ha. Yes, patience pays off. Hard work pays off. Making wise choices pays off. Not going with the crowd pays off (when you know they're wrong). I mostly have disdain for the Realtors and lenders who were strictly motivated by greed. Did they think that this could possibly last? We were seeing housing prices double, triple, and quadruple within a few years. I don't know about anyone else, but I do not know anyone that had their income double, triple, or quadruple in 3 years. How was it that all of a sudden, gobs of people could afford a $400K+ home when making under $40K? Is everybody rich but me? It was totally and completely disconnected from market fundamentals. I am thoroughly enjoying this so-called crash (I call it a correction) because I won't have to live in an apartment forever.

 194 agree | 171 disagree
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8:10 PM MST on Tue., Dec. 25, 2007 re: "Cold housing market likely to extend through first half of ’08, maybe 2009"

 Examiner Reader said:
I am hoping it drops through the floor as someone who is being made to buy as a result of a political, crooked, decision made during BRAC 05, I am hoping to steal something at unheard of prices only to sell it a few years later at a huge profit. No sympathy for the Maryland market

 196 agree | 178 disagree
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5:54 AM MST on Mon., Dec. 24, 2007 re: "Factors for tough 2007 in place before year began, experts say"

 Examiner Reader said:
I agree fully with the 1:15 AM Examiner Reader as I also have no sympathy whatsoever for those who took out those sub-prime interest-only loans; but I also have utter disdain for realtors, bankers, etc., who touted these loans. Frankly, those are people of the same ilk who in the Fifties touted block busting and ruined the cities and their lovely neighborhoods, and we know exactly who and what they are. I wonder what diabolical acts they're planning next.

 179 agree | 181 disagree
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1:15 AM MST on Mon., Dec. 24, 2007 re: "Housing crash to slow regional economy by $4 billion in 2008"

 Examiner Reader said:
Quite frankly, I have little sympathy for anyone that took out an ARM and are now in trouble. They can go ahead and lose their home that they had no business getting in the first place. They can rent just like a lot of other people. Fact is is that I was looking to get a home before all of this frenzy started, and I got pushed out of the market where I was seeing prices sky-rocket. Unlike all of these morons, I chose not to do something so moronic and get an interest-only loan or some other type of voodoo loan. The market is simply correcting itself to where prices belong prior to this spike. If someone is so lame-brained, stupid, and moronic to not read the contract for something as big as a house, then they deserve all the pain that they got themselves into. There's no excuse. Are they not fully grown adults here? I'm amazed how stupid people are.

 211 agree | 188 disagree
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5:20 PM MST on Sat., Dec. 15, 2007 re: "Realtors take on winter’s cool housing market"

 Examiner Reader said:
wow!houses are like cars and jacked up cowboy shortman trucks, depreciating property ! shoulda put your refi money in oil stock instead of that oil guzzeler and the step ladder you need to git in it.happy for a time. but, like my neighbor,contemplating suicide. oh, and the company he worked for moved to vietnam,he didnt

 198 agree | 172 disagree
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4:18 PM MST on Mon., Dec. 10, 2007 re: "Report paints varied picture of District’s housing market"

 Examiner Reader said:
People keep saying that prices are falling for DC homes. In ward six, I see that prices are still rising at a high rate. I am searching for a home for a friend that moved into the area and is renting. I cannot find anything in around ward 6 SE.

 211 agree | 215 disagree
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