Renovation permits requested for former Fresh Grill building in Bethesda

Construction contractor Sigal Construction has filed for permits from Montgomery County to begin renovation and repair of the buildings at 4905 and 4909 Fairmont Avenue in Bethesda. They will be fixing structural damage blamed on nearby excavation, and revamping the buildings for future retail/restaurant tenants based on a plan developed by the architecture firm of Steven J. Karr, AIA, Inc..

Former tenants Fresh Grill and Dansez! Dansez! were forced to vacate several years ago, when the building was condemned due to structural concerns. That led to a lengthy legal dispute, and the ultimate decision by property owner Greenhill Capital to remake its larger lot, "Lot 667", into a new retail-restaurant (and possibly office) complex along Fairmont, Norfolk and St. Elmo Avenues.

Repair of Fresh Grill building to begin in Bethesda

Greenhill Capital has retained the architecture firm of Steven J. Karr, AIA, Inc. to repair damage to its 4905 and 4909 Fairmont Avenue buildings, which once housed Fresh Grill and Dansez! Dansez!. The damage was caused "by an adjacent high rise building's deep foundation excavation operations," referring to the construction of the Bainbridge Bethesda luxury apartment tower next door. The damage, which led to a lengthy legal fight, was diagnosed in a prior report by Karr's firm.

The work will include foundation repairs, reconstruction of load-bearing masonry walls, and replacement of steel roof joists. In addition, alterations will be made to prepare the structures for tenants, and to repair and update the front facades. These changes are also in preparation for an extensive update to the entire Lot 667 property Greenhill owns, which has also been designed by Karr. That makeover is expected to reinvigorate several portions of Fairmont, and Norfolk and St. Elmo Avenues.

The estimated cost of the repairs is $500,000. Sigal Construction is the contractor, and the work is expected to be completed by May 2016.

NEW RENDERINGS FOR FRESH GRILL BUILDING REVAMP IN BETHESDA (PHOTOS)

The architecture firm of Steven J. Karr, AIA, Inc. has produced new renderings for a redesign of the former Fresh Grill building on Fairmont Avenue. Structural damage of the Greenhill Capital-owned building will be repaired, and this will be part of the firm's larger project at Lot 667 on Fairmont, Norfolk and St. Elmo Avenues.

A new restaurant side entrance is shown along the existing driveway west of Bold Bite, as well as a public art mural at the rear of the drive. Some limited patio dining space will be included on Fairmont Avenue.

All renderings courtesy Steven J. Karr, AIA, Inc.
All rights reserved

PLANS FOR FRESH GRILL/LOT 667 REDEVELOPMENT UNVEILED IN BETHESDA (PHOTOS)

Greenhill Capital held a pre-submittal meeting for its Lot 667 redevelopment plan last night in Bethesda. The presentation was made by Todd Brown of the Linowes and Blocher law firm. An L-shaped property fronting on Fairmont, St. Elmo, and Norfolk Avenues in the Woodmont Triangle, Lot 667's current structures are mostly vacant. Bold Bite and office space remain active at 4901 Fairmont Avenue, but former tenants Fresh Grill, BlackFinn, Dansez Dansez, Red Tomato Cafe and BCC Automotive have vacated the premises.

The plan unveiled last evening is a interim project, meaning that a more-ambitious redevelopment of the site - such as the proposal designed by architecture firm of Steven J. Karr, AIA, Inc. - is being postponed to a future date. In short, new floors and new structures will be added to the buildings already there, to create a uniform facade. Eventually, after the second phase is completed, all of the structures will be connected, via the new structure in the center. As a reconstruction, no site plans will need to be submitted, Brown said. A preliminary plan will be filed with the county planning department this fall, however. The project will go to the planning board in the fall or winter, with construction beginning in spring of 2015.

The old Fresh Grill structure, condemned after damage caused by excavation on an adjacent property, will be reconstructed to make it habitable again. It will continue to be 1-story.

Bold Bite will remain in place on Fairmont Avenue, and the BlackFinn space at 4901-A Fairmont will be leased to a future tenant as expected. A new, 1-story addition will be added to the rear corner of the Fresh Grill space at the back of the driveway off of Fairmont Avenue.

Vacant storefronts formerly
inhabited by Dansez, Dansez
and Fresh Grill

Bold Bite is here
to stay on Fairmont

The Red Tomato building - also damaged and condemned - will be stabilized and reconstructed in a later Phase II of the project. It will receive an addition in the rear at that point, and a second story. All floors are currently expected to be retail space.

BCC Automotive building

Only the BCC Automotive structure will be razed. There will be slightly over 1000 SF of public space on the St. Elmo side of the property.

Overall, this is an opportunity for the landowner to finally get some revenue coming in from some of the now-vacant, condemned structures on the property. And a chance to reactivate some dead space along Fairmont and St. Elmo, assuming Bainbridge can get some exciting tenants for its ground-level retail/restaurant space next door to Lot 667.

REDEVELOPMENT PLAN FOR FRESH GRILL/LOT 667 TO BE UNVEILED AT PUBLIC MEETING IN BETHESDA

Representatives of Greenhill Capital will reveal the landowner's redevelopment plan for Lot 667, an L-shaped property along Fairmont and St. Elmo Avenues in downtown Bethesda, at a public meeting on July 31. Readers may recall one potential development concept for the property I posted about a few weeks back, which was created by Steven J. Karr, AIA, Inc. The site includes the former homes of Fresh Grill, Dansez Dansez, Red Tomato Cafe and BCC Automotive.

What is known so far, is that the project will add 5,429 square feet of non-residential space to the site. Although 4901 Fairmont Avenue (formerly leased by BlackFinn; Bold Bite is a current tenant) is part of Lot 667, landowner Lenny Greenberg says that building will not be demolished.

The meeting will be held on Thursday, July 31, at 7:30 PM, at the Bethesda-Chevy Chase Services Center, at 4805 Edgemoor Lane.

FIRST LOOK AT BUILDING THAT COULD REPLACE FRESH GRILL IN BETHESDA (PHOTOS)

Exclusive

Here are the first renderings of a new retail building that could replace the vacant Fresh Grill building, and adjacent driveway, on Fairmont Avenue. You may recall that a month ago, I reported on a design study underway by the architecture firm of Steven J. Karr, AIA, Inc., for Lot 667 in the Woodmont Triangle. The study was to develop a concept for a commercial-retail building, and that is what these initial renderings show. (Click on each photo to enlarge for greater detail)

From these images, it appears that the building would provide a retail/restaurant bridge between the existing BlackFinn structure at 4901 Fairmont Avenue, and the future Bainbridge Bethesda luxury apartment tower. There are two significant points about that. One is that - based on these renderings - this project would leave Bold Bite and BlackFinn Bethesda in place. And second, the design would help activate this block from Norfolk Avenue, all the way down past the Bainbridge, which will have its own ground floor retail and restaurant tenants. This would certainly speed up the activation of this largely dead street, especially if the future tenants are of the caliber Karr was able to draw with his last Bethesda project (Smashburger, Dunkin' Donuts/Baskin Robbins, and Roof).

The removal of the driveway is another potential strong point. Pedestrians around Bethesda Row can attest as to the numerous points where one must contend with vehicles crossing the sidewalks. Of course, this driveway was never high in vehicular traffic, but the new design will create a continuous pedestrian streetscape, nonetheless.

Design-wise, the building features the Windows-on-Woodmont-Triangle architecture that turned out so well in the Karr-designed Norfolk-Cordell II building (referred to above). In this case, the height of the windows is even more dramatic, however. The floor plan will allow up to 7000 square feet of retail space.

It appears the project is going forward, as potential tenants are already being sought. The building is tentatively scheduled to be delivered in the fall of 2015. Leasing is being handled by Greenhill Realty. The Lot 667 property is owned by White Flint Express Realty Group and Greenhill Capital. 

A potentially more-inviting,
pedestrian-friendly
Fairmont Avenue

Here's what's there today: the
vacant Fresh Grill building (center),
the Bainbridge Bethesda tower (left),
an alley/driveway, and the
existing Bold Bite/BlackFinn building

This driveway appears to be eliminated in
the renderings. However, Lot 667 also
fronts on St. Elmo, so there are other
options for loading access

This building is currently vacant

All renderings courtesy of Steven J. Karr, AIA, Inc.; All rights reserved.

Photos: Robert Dyer @ Bethesda Row

BLACKFINN, FRESH GRILL, RED TOMATO PROPERTIES MAY BE REDEVELOPED IN BETHESDA (PHOTO)

A major redevelopment study is underway for Lot 667 in Bethesda, which consists of several buildings along St. Elmo, Norfolk and Fairmont Avenues in the Woodmont Triangle. The study, by the architectural firm of Steven J. Karr, AIA, Inc., is being conducted for White Flint Express Realty Group and Greenhill Capital. According to SJK, a final design concept for a new commercial/retail building is expected to be completed by March. The new through-lot structure would contain 15,000-30,000 square feet of space.

Current tenants of the properties within the lower-case-b-shaped lot include Red Tomato Cafe, BCC Automotive, Fresh Grill, BlackFinn and Bold Bite. Red Tomato, BCC and Fresh Grill have already vacated their spaces, in an ongoing property damage dispute between Greenhill and the Bainbridge Bethesda project adjacent to the lot.

Redevelopment is not the only option, however. SJK is also advising the owners of the Red Tomato site in regards to the alleged damage to that structure. In June, SJK will furnish the owners, management and legal team with recommendations. Those findings, and the outcome of the court battle, will likely determine the future of Lot 667. 

The lot in question does not include Hanaro or Bangkok Garden.

Should a redevelopment go forward, it would be a major, cross-block change affecting several street fronts. Karr has completed two recent projects: the Norfolk-Cordell II building (Smashburger, Roof and - soon - Dunkin' Donuts/Baskin Robbins) and a retail center at the corner of Rockville Pike and Rollins in Rockville. While one concern would be the question of current popular tenants returning to a new structure, Karr's recent track record is strong. Both new buildings seemed to match market demand perfectly, quickly becoming fully-leased, even as other vacant spaces in Bethesda remain empty. And feedback I've heard on Norfolk-Cordell II's "windows on Woodmont Triangle" design has been highly-positive so far.

MOCO INSPECTOR GENERAL CLEARS COUNTY PERMITTING DEPARTMENT IN BAINBRIDGE-FRESH GRILL BUILDING DAMAGE COMPLAINT

I've promised to keep you updated on the soap opera involving the condemnation of the building housing Fresh Grill on Fairmont Avenue, and I just uncovered some more information.

The most intriguing twist? An engineering firm currently retained by Montgomery County to inspect and solve the Silver Spring Transit Center fiasco, claimed the Fresh Grill building was not in danger of collapse from the Bainbridge excavation next door.

This directly contradicts the findings of another firm retained by White Flint Express Realty Group LLP (owner of the damaged buildings at 4909 and 4905 Fairmont Avenue), which I reported on last September.

Despite the acknowledgment of cracks in the Fresh Grill structure by both the Montgomery County Department of Permitting Services (DPS), and White Flint's consultant, a third firm - KCE Structural Engineers - (retained by Bainbridge) asserted that the "buildings are not in imminent danger of collapse, nor must the tenants or their visitors be removed due to safety concerns caused by the [Bainbridge] construction."

The Bainbridge is a 17-story, luxury residential building under construction at 4918 St. Elmo Avenue, in downtown Bethesda.

According to a Montgomery County Inspector General's Office (OIG) report, KCE asserted a second time that the Fairmont Avenue buildings were in no danger of collapse.

But weeks later, on May 9, 2012, KCE advised its client, Bainbridge, to cease construction near the damaged buildings, and proposed a remediation plan for the Fairmont Avenue properties. DPS found the plan satisfactory, and allowed the Bainbridge project to resume eventually.

The Bainbridge construction was going full steam again by late 2012.

But White Flint continued to argue their buildings on Fairmont were in danger of collapse.

On November 13, 2012, White Flint brought photos of cracks and other damage to the Inspector General's office.

OIG met with DPS officials 3 days later, and the latter again confirmed that work should continue on the Bainbridge, and that KCE's remediation plan was satisfactory.

White Flint pressed forward on several specific complaints against DPS:

Allegation 1: DPS improperly permitted the continuation of work on the project.

OIG concluded this accusation was unfounded, that DPS had performed at least 100 on-site inspections, and had adhered to county code in every respect.

Allegation 2: DPS unlawfully delegated review and approval authority of the plan and its implementation to the owner of the Bainbridge.

OIG concluded KCE was a fully-credentialed firm, and that DPS was correct in accepting their technical expertise in allowing construction to resume.

Allegation 3: DPS made an incomplete investigation, because the Bainbridge's consultants falsely advised DPS that they were denied access to White Flint property.

OIG reported that White Flint demanded Bainbridge sign a document that could have had legal implications in the dispute. Therefore, Bainbridge was unable to inspect the site, even though Bainbridge and DPS wanted to carry out such an inspection.

Allegation 4: No valid Traffic Control Plan exists and DPS has been allowing Bainbridge to violate the law regarding construction work in the right-of-way.

OIG said the Traffic Control permits issued to Bainbridge remain in effect through completion of the project, despite the delay caused by the excavation controversy.

Furthermore, OIG says DPS has, in fact, issued citations to Bainbridge on several occasions for "illegal activity in the right-of-way."

Summarizing the findings, OIG concluded:

"We found no evidence that would substantiate the allegations made in this complaint against DPS. We draw no conclusions about whether or to what extent the [Bainbridge] construction has damaged White Flint property. Accordingly, no further investigation by the OIG and no recommendation or follow-up action is required."

So, as of this point, it appears White Flint will have to pursue its complaints in the court system.

As such, don't expect any of the parties to speak about the matter publicly.

Fresh Grill remains caught in the middle of this mess. If one believes the KCE report, technically, Fresh Grill could have reopened by now. But because their building's owner maintains the structure is unsafe, the restaurant remains in limbo at the moment.

EXPOSED: THE DAMAGE CAUSED TO FRESH GRILL BY BAINBRIDGE SITE EXCAVATION REVEALED!

PHOTO DIARY GIVES

BLOW-BY-BLOW

ACCOUNT OF HOW A

TWO-TENANT STRUCTURE

BECAME THE MOST

DANGEROUS BUILDING

IN BETHESDA

Another Robert Dyer @ Bethesda Row Exclusive

Now it can be told.  The tale began when I broke the story in March that popular Fresh Grill and Dansez! Dansez! had been forced out of their Fairmont Avenue building, due to construction damage.  An excavation project - literally at the building's back wall - was underway for Bainbridge's mixed-use project, The Monty.

Something went wrong, unspecified damage occurred that made the building uninhabitable, and all parties lawyered up, declining to share details with the press.

My emails to Fresh Grill went unanswered, and a recent article on Bethesda Patch noted that inquiries were similarly rebuffed by all parties.  Understandably, given the circumstances, I suppose.

But while researching further, I struck gold, and found that a consultant to the Fresh Grill building has publicly posted detailed photos of extensive structural damage, and the Herculean efforts to prevent further disaster.  Cracked walls, buckled sidewalks, and much more; all raising questions as to the fate of this building.  Multiple supports ostensibly prevent catastrophe at the edge of a literal abyss.

While this does not explain what the current status of the now-greatly delayed Monty project is, or the future status of Fresh Grill as a business, it does give an idea of how bad the damage is.   A lot of people are hoping Fresh Grill can reopen somewhere else, presumably at the expense or generosity of whatever party is deemed to be responsible - or steps up and takes responsibility - for their total loss of income.  It's possible that's happened already, and that's why the parties can't speak publicly.  But we won't likely know until the legal process has run its course.

BETHESDA'S

BIG PLANET COMICS

IS MOVING

What may soon be the last bastion of comic books in Montgomery County is moving. Fortunately, true believers, Big Planet Comics will be moving just a couple of blocks from its current location at 4908 Fairmont Avenue.

On April 18, Big Planet will reopen in a brand new spot at 4849 Cordell Avenue. So they're staying right here in Bethesda.

That block of Fairmont Avenue is undergoing perhaps the biggest upheaval of any street in "Old Town" Bethesda. Except for Relic and Bold Bite, and a few who may stagger around from BlackFinn, it is dark and dead at night. A number of storefronts are vacant, and one building is even condemned - "Do not go in there," as Ace Ventura once said!

JBG is building a new residential building at the corner of Fairmont and Norfolk, and there are some complaints that the ground floor will not have active businesses at night on Fairmont. That is indeed something to fix about that project, as the whole point is to activate a dead block there at night.

Expect more tear downs on that block of Fairmont in the next 1-3 years. But the street is a great location with lots of promise.

SHOCKER!

FRESH GRILL CLOSED,

DANSEZ! DANSEZ! MOVING

AFTER CONSTRUCTION

DAMAGE RENDERS BETHESDA

BUILDING "UNSAFE"

Fairmont Avenue Storefronts Shuttered

After Building Ruled Structurally Unsound

Another Robert Dyer @ Bethesda Row Exclusive!!!

Diners hoping to enjoy an Angus Burger at Fresh Grill, and patrons anticipating a much-publicized dance performance at Dansez! Dansez!, were equally shocked and disappointed Saturday night.

Both businesses were locked tight, and surrounded by security fencing. Puzzled diners and dance buffs alike had more questions than answers. A small sign was placed in front of each shop, explaining that construction damage ("in our building," said Dansez! Dansez!, "caused by construction next door," said Fresh Grill) had forced closure of the building they share.

Patrons were advised to stay tuned for updates on when they would reopen. In the case of Dansez!, concertgoers were directed to an alternative site Saturday evening, the Bethesda-Chevy Chase Regional Services Center.

It being Saturday night, neither business responded to messages. It is unclear right now who is "to blame" for the construction mishap.

But after some preliminary digging on my part, it is clear that the building's shutdown could be a long one. If not permanent. Especially for Dansez! Dansez!.

Their website says the damage occurred all the way back on February 14, and that their building has been deemed "unsafe to operate." In contrast to Fresh Grill's hopeful "Please Stand By" type of message, Dansez!'s actions suggest they have given up on the damaged structure altogether.

Dance classes have been moved to Imagination Stage temporarily, but Dansez! is moving to a brand new location on April 1, at 8020 Norfolk Avenue.

It isn't known this morning if there is any more hope of reopening the Fresh Grill at their current location, or if they will have to relocate as well.

Ironically, this is nothing new for Bethesda. Last year, South Street Steaks suffered a lengthy shutdown, when a car crashed into its building. I'm not making this up, folks!

The only remaining question in this case is, who caused the damage? My first thought had been that a mishap had occurred at the adjacent site, where a new residential building is being erected. There had been demolition and digging activity.

However, Fresh Grill's sign says, "next door," and - as I mentioned - Dansez! says, "in our building." Although it's hard to imagine what sort of construction inside a dance studio could cause an entire building to be condemned.

So, hopefully we'll have more details soon, but I wanted to post the news so fans of both spots are aware of the situation, and that dance students know where their classes will be. And that the future of that building is possibly in question.