St. Elizabeths East Parcel 13 Term Sheet Amendment Act of 2025

MURIEL BOWSER
MAYOR

November 13, 2025

The Honorable Phil Mendelson
Chairman
Council of the District of Columbia
John A. Wilson Building
1350 Pennsylvania Avenue, NW, Suite 504
Washington, DC 20004

Dear Chairman Mendelson:

Enclosed for consideration and adoption by the Council of the District of Columbia is a bill entitled “St.
Elizabeths East Parcel 13 Term Sheet Amendment Act of 2025”.

This bill authorizes certain amendments to the term sheet for the development of Parcel 13 on the St.
Elizabeths East campus. Due to complex site conditions involving Washington Metropolitan Area Transit
Authority infrastructure and soil conditions and a change in the developer, the initially proposed plan for
the development was reevaluated to ensure a suitable project could be delivered in a timely manner. The
proposed development of Parcel 13 will now include approximately 241 housing units, including units
dedicated for senior living facilities, and 5,000 square feet of gallery/retail space.

In addition, the original term sheet for the development, approved with the St. Elizabeths East Parcel 13
Surplus Declaration and Disposition Approval Act of 2022, effective March 10, 2023 (D.C. Law 24-
0297; 70 DCR 3528), was executed by the then-selected development team, Neighborhood Development
Corporation (“NDC”). Since the term sheet was executed, NDC ceased operations. With the District’s
consent, NDC assigned its development rights to Dantes Partners Acquisitions LLC to continue the
redevelopment of Parcel 13. The bill therefore includes a provision that acknowledges the replacement of
the originally selected developer.

The Council’s adoption of this bill will allow the Parcel 13 development project to move forward and will
support the broader redevelopment of the St. Elizabeths East campus.

I urge the Council to take prompt and favorable action on the enclosed bill.

Sincerely,

Muriel Bowser

Enclosures
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at the request of the Mayor
AN ACT
10 IN THE COUNCIL OF THE DISTRICT OF COLUMBIA
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12
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14 To amend the St. Elizabeths East Parcel 13 Surplus Declaration and Disposition Approval Act of
15 2022 to approve an amendment to the term sheet for the disposition of the property.
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17 BE IT ENACTED BY THE COUNCIL OF THE DISTRICT OF COLUMBIA, That this
18 act may be cited as the "St. Elizabeths E ast Parcel 13 Term Sheet Amendment Act of 2025".
19 Sec. 2. The St. Elizabeths East Parcel 13 Surplus Declaration and Disposition Approval
20 Act of 2022, effective March 10, 2023 (D.C. Law 24-297; 70 DCR 835) is amended as follows:
21 (a) Section 2(6) is am ended to read as follows:
22 "(6) "Project" means a mixed-use project that will include approximately 241 senior
23 living and multifamily units, 5,000 square feet of gallery/retail space, and any ancillary uses
24 allowed by law, as further described in the amended term sheet transmitted by the Mayor to the
25 Council with the St. Elizabeths East Parcel 13 Term Sheet Amendment Act of 2025."
26 (b) Section 3 is amended as follows:
27 (1) Subsection (i) is amended by striking the phrase "executed term sheet" and
28 inserting the phrase "amended term sheet transmitted by the Mayor to the Council with the St.
29 Elizabeths East Parcel 13 Term Sheet Amendment Act of 2025" in its place.
30 (2) A new subsection (j) is added to read as follows:
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2
“(j) Future substantive changes to the business terms of the transaction described 31
in the term sheet may be made in accordance with Section 1(b-4)(1) of An Act Authorizing the 32
sale of certain real estate in the District of Columbia no longer required for public purposes, 33
approved August 5, 1939 (53 Stat. 1211; D.C. Official Code § 10-801(b-4)(1)).” 34
Sec. 3. Applicability. 35
This act shall apply as of March 9, 2025. 36
Sec. 4. Fiscal impact statement. 37
The Council adopts the fiscal impact statement in the committee report as the fiscal 38
impact statement required by section 4a of the General Legislative Procedures Act of 1975, 39
approved October 16, 2006 (120 Stat. 2038; D.C. Official Code § 1-301.47a). 40
Sec. 5. Effective date. 41
This act shall take effect following approval by the Mayor (or in the event of veto by the 42
Mayor, action by the Council to override the veto), a 30-day period of congressional review as 43
provided in section 602(c)(1) of the District of Columbia Home Rule Act, approved December 44
24, 1973 (87 Stat. 813; D.C. Official Code § 1-206.02(c)(1)), and publication in the District of 45
Columbia Register. 46

1

AMENDED COUNCIL TERM SHEET

Disposition of St Elizabeths East Parcel 13

Date ________, 2021 2025

Lessor Government of the District of Columbia (the “ District”), acting by and
through the Deputy Mayor for Planning and Economic Development
(“DMPED”).

Lessee The Neighborhood Development Company, L.L.C., Dantes Partners
Acquisitions LLC , or its successors and assigns as may be permitted
under the terms of the LDA (defined below) and approved by DMPED
(the “Developer”).

Real Property Real property, located at 1100 Alabama Ave., SE in Washington, D.C.,
comprised of approximately 3.17 acres of real property (approximately
138,162 square feet) which are part of the St. Elizabeths East Campus
designated under the District Zoning Code as Parcel StE -13, more
specifically known for tax and assessment purposes as Lot No. 850 in
Square S-5868 (the “Property”).

Land Disposition
Agreement and
Disposition
Structure
The Property will be conveyed by ground lease (“Ground Lease”) with
a term of 99 years in accordance with the terms of a Land Disposition
and Development Agreement to be entered into between the District and
the Developer (the “LDA”).

Consideration Base rent under the Ground Lease (“ Basic Rent”) shall be One Dollar
($1.00) per year, payable in advance.

The Project The Developer intends to redevelop the Property as follows: (i)
approximately 21,000 gross square feet devoted to retail uses, 241
senior/multifamily units and (ii) 5,000 square feet of gallery/retail space
a residential building containing approximately 421 units (collectively,
the “Project”).

Affordable
Housing
The Developer will comply with the Section 10-801 of the D.C. Official
Code with regards to the provision of affordable housing units.

Closing
Conditions
The District’s obligation to ground lease the Property to the Developer
shall be conditioned on the conditions to closing as set forth in the LDA.

2

Development
and Completion
Guaranty
The Developer at the closing on the Project shall provide a development
and completion guaranty for the Project from a guarantor acceptable to
DMPED in the exercise of its sole and absolute discretion that
guarantees: (i) the timely, lien free, final completion of the development
of the Project pursuant to the St Elizabeths East Master Plan and final
construction plans and specifications approved by DMPED for the
Project; (ii) the full and timely performance of all obligations arising
under the LDA relating to the Project; and (iii) the full and timely
performance arising under all other agreements with the District related
to the development and construction of the Project.

Green Building
Requirements
The Developer shall construct the Project in accordance with the Green
Building Act of 2006, D.C. Official Code § 6-1451.01, et seq. (2012
Supp.), as amended, and the regulations promulgated therewith.

Schedule of
Performance
The following contains terms of the Schedule of Performance with
estimated dates, which may be amended and extended with the approval
of DMPED in accordance with the terms of the LDA:
• Execution of the LDA – no later than sixty (60) days after
Council approval of the disposition resolution
• Closing – no later than two (2) six (6) years after Council’s initial
approval of the disposition
• Commencement of Construction – no later than ninety (90) days
after Closing
• Substantial Completion – no later than thirty -six (36) forty-two
(42) months after Commencement of Construction
• Final Completion – no later than twelve (12) months after
Substantial Completion.
Post-Closing
Requirements
The Developer shall be bound by the requirements of the Ground Lease,
Affordable Housing Covenant and the Construction and Use Covenant
to be attached to the LDA, which may be amended with the approval of
DMPED.

Certified
Business
Enterprise
The Developer has entered into a Certified Business Enterprise
Utilization and Participation Agreement in which the Developer
acknowledges and agrees to be bound to the Certified Business
Enterprise contracting, equity and development requirements applicable
to the Project.

First Source The Developer has entered into a First Source Agreement with the
Department of Employment Services that shall govern certain
obligations of the Developer pursuant to D.C. Official Code § 2-219.03,
as amended, and Mayor's Order 83- 265 (November 9, 1983) regarding
job creation and employment generated as a result of the construction of
the Project.

3

INTENTION AND LIMITATIONS OF THIS AMENDED TERM SHEET

1. Developer and DMPED acknowledge that they have prepared and signed this Amended
Term Sheet for the sole purpose of obtaining the approval of the Council of the District of
Columbia (the “Council”) to the proposed transaction. Developer acknowledges that
DMPED's negotiation of the LDA and this Amended Term Sheet, DMPED’s signature on
this Amended Term Sheet, and submission of this Amended Term Sheet and supporting
documents to the Council shall not bind the District to execute the LDA or to convey the
Property to the Developer. Developer further acknowledges that, notwithstanding Council
authorizing the conveyance of the Property, District has no obligation to do so absent
District and Developer duly executing the LDA and satisfaction of the conditions contained
therein. In the event DMPED or the Mayor determine, in their sole and absolute discretion,
to withhold submission of this Amended Term Sheet and supporting documents to the
Council or to otherwise decline to secure Council authorization for the conveyance,
DMPED may terminate negotiations with Developer and District shall not be responsible
for Developer's costs and expenses incurred in relation to the Property or the Project.

2. Developer acknowledges that all approvals required of the Council will be granted or
withheld in the sole and absolute discretion of the Council and that, absent Council
approval of the proposed transaction, DMPED has no authority to convey the Property to
Developer. Developer acknowledges that it is entering into this Amended Term Sheet prior
to obtaining all necessary Council approvals. In the absence of such approvals and
execution of the LDA, Developer proceeds at its sole risk and expense with no recourse
whatsoever against District.

3. Developer and DMPED agree that upon receipt of all necessary Council approvals,
Developer and DMPED intend to finalize and execute the LDA governing all of the terms
and conditions of the purchase and sale of the Property.

4. Until Developer and District enter into the binding LDA, both Developer and District
reserve the right to proceed with the proposed transaction in their sole and absolute
discretion. Upon the execution of the LDA, Developer and DMPED shall proceed in
accordance with the terms of the LDA; provided, however, that Developer and DMPED
acknowledge and agree that any substantive change in the terms set forth in this Term Sheet
shall be subject to further Council review and approval in accordance with D.C. Official
Code §10-801(b-4).

[Signatures on Following Page]

4

District and Developer have caused this Amended Term Sheet, dated ______ __, 2021
2025, to be signed and acknowledged by their respective duly authorized representatives.

DISTRICT OF COLUMBIA, by and through the
Office of the Deputy Mayor for Planning and
Economic Development

By: ______________________________________
Nina Albert John Falcicchio
Deputy Mayor for Planning and Economic
Development

Dantes Partners Acquisition LLC, a District of
Columbia limited liability company

By: _
Buwa Binita

THE NEIGHBORHOOD DEVELOPMENT
COMPANY, L.L.C., a District of Columbia limited
liability company

By:
_________________________________________________
Adrian Washington
Chief Executive Officer

400 Sixth Street, NW, Suite 9100, Washington, DC 20001 Tel. (202) 724-6658 Fax (202) 741-8930

GOVERNMENT OF THE DISTRICT OF COLUMBIA
OFFICE OF THE ATTORNEY GENERAL

ATTORNEY GENERAL
BRIAN L. SCHWALB

Commercial Division

MEMORANDUM

TO: Adele El-Khouri
Deputy Attorney General
Legal Counsel Division

THROUGH: David Fisher
Deputy Attorney General

FROM: Lawrence Wolk
Assistant Attorney General

DATE: September 12, 2025
SUBJECT: Undated Amended Term Sheet (Amended Term Sheet) Setting Forth New Terms for
the Disposition by Ground Lease of Property Located at 1100 Alabama Avenue, SE
in the St. Elizabeths East Campus (Lot 0850 in Square 5868S) (St Elizabeths East
Parcel 13) by the District of Columbia (District) to Dantes Partners Acquisitions,
LLC (Developer) by Ground Lease Pursuant to the St. Elizabeths East Parcel 13
Surplus Declaration and Disposition Approval Act of 2022, effective March 10, 2023
(D.C. Law 24-297) (the Act) (Amendment of Disposition)

_____________________________________________________________________________________
This is to Certify that the Commercial Division of the Office of the
Attorney General has examined the captioned Amended Term Sheet marked against the prior term
sheet dated June 24, 2021, previously approved by the Council pursuant to the Act (Transaction
Document) by which the Land Disposition and Development Agreement and documents executed
thereunder are to be amended.

After a detailed examination of the Transaction Document, we conclude that it does not contravene
or violate any known legal requirements, obligations or commitments of the District government.
Accordingly, in its present form as provided to us, the Transaction Document is therefore approved
for legal sufficiency.

If you have any questions, please do not hesitate to call me at 202-724-5094.
(for Lawrence Wolk)
Government of the District of Columbia
Office of the Chief Financial Officer

Glen Lee
Chief Financial Officer

1350 Pennsylvania Avenue, NW, Suite 203, Washington, DC 20004 (202)727 -2476
www.cfo.dc.gov
MEMORANDUM

TO: The Honorable Phil Mendelson
Chairman, Council of the District of Columbia

FROM: Glen Lee
Chief Financial Officer

DATE: September 15, 2025

SUBJECT: Fiscal Impact Statement – St. Elizabeths East Parcel 13 Term Sheet
Amendment Act of 2025

REFERENCE: Draft Bill as provided to the Office of Revenue Analysis on September 8,
2025

Conclusion

Funds are sufficient in the revised fiscal year 2025 budget and proposed fiscal year 2026 through
fiscal year 2029 budget and financial plan to implement the bill.

Background

The St. Elizabeths campus is a National Historic Landmark located in Southeast Washington, D.C. and
comprised of a West and East campus. In 1987, the federal government transferred ownership of the
East campus to the District. The St. Elizabeths East redevelopment framework plan 1 and the
subsequent St. Elizabeths East Master Plan and Design Guidelines established the vision, scope, and
details of how the District would revitalize the East campus.

In 2022, the Council declared as surplus property and approved the disposition of approximately
138,162 square feet of land on the East campus known as Parcel 13. 2 The land, located at 1100
Alabama Avenue, S.E., 3 was designated to be redeveloped by the Neighborhood Development
Company, LLC into a mixed-use project, including over 400 residential units.

1 Saint Elizabeths East Redevelopment Framework Plan Approval Resolution of 2008, approved December 16,
2008 (Resolution 17-899; 56 DCR 516).
2 St. Elizabeths East Parcel 13 Surplus Declaration and Disposition Approval Act of 2022, effective March 10,
2022 (D.C. Law 24-297; 70 DCR 3528).
3 The land is known for assessment and tax purposes as Square S-5868, Lot 850.
The Honorable Phil Mendelson
FIS: “St. Elizabeths East Parcel 13 Term Sheet Amendment Act of 2025” Draft Bill as provided to the Office of
Revenue Analysis on September 8, 2025
Page 2 of 2

The bill changes the project ’s scope as described in the disposition legislation and updates the
reference to an amended term sheet for the redevelopment of Parcel 13. The amended term sheet
changes the development partner from Neighborhood Development Company, LLC to Dante Partners
Acquisitions, LLC. The new developer will build 241 senior or multifamily residential units and 5,000
square feet of gallery or retail space. The updated term sheet also extends the time to close on the
project after the initial disposition approval from two years to six years and provides the developer
an additional six months to reach substantial completion on the project following the commencement
of construction.4

The bill also establishes that any future substantive changes to the terms of the disposition should be
submitted to Council with a resolution for a 45-day review period.

Financial Plan Impact

Funds are sufficient in the revised fiscal year 2025 budget and proposed fiscal year 2026 through
fiscal year 2029 budget and financial plan to implement the bill. There are no costs associated with
changing the project’s scope or extending the potential closing date until March 2029, as indicated in
the amended Parcel 13 redevelopment term sheet.

4 The current term sheet requires the developer to be substantially complete within thirty-six months of
construction commencement. The amended sheet allows for a forty-two month timeline.