Abdo to build apartments on vacant Logan Circle site; McDonalds and ChiDogO to return @ 14th and U

DC Urban Turf and DC Mud report that local developer Jim Abdo is seeking to construct an apartment building on one of the last remaining vacant parcels in Logan Circle. The developer is seeking to construct 70 apartment units at 1427 Rhode Island Ave. NW, along with an underground parking garage.



Why is the site vacant, you ask? Abdo acquired the property, along with the adjacent lots, in 2001. The adjacent lots have since been redevelped, while the currently vacant lot housed two 19th century romanesque townhouses. Abdo's team originally removed the roof from the townhomes after they were found to be hazardous; in 2007, the entire structures were demolished.

According to DC Mud: "Design of the building will mirror the adjacent buildings, designed by William Harris in 1929 and 1930. The new addition will add "a classical tripartite organization, with a two-story stone base, a five-story midsection clad in brick, and a brick attic story with a cornice." Abdo Development is seeking a zoning variance for reduced parking, and will share the existing driveway to a planned underground garage."

The project has received the support of the Historic Preservation Office, but must still receive approvals from both HPRB and BZA.

* * * * * *

In other development-related news, as reported here and in the Business Journal reported last week, JBG Cos. and Georgetown Strategic Capital announced plans to commence work on the unnamed project formerly dubbed the "Utopia Project" in the 4th quarter of 2011.



According to JBG, at least two tenants for the project are already known: McDonalds will return at its 14th and U location becaus eit has a longterm lease there, and recnet arrival ChiDogO will return as well. In addition, the developer also announced that they would work to retain as many of the existing tenants along the U Street-side of the project as possible. These tenants, which inhabit the series of rowhouses that will be preserved and incorporated into the project, include Coppi's Organic, DC Noodles and restaurant and jazz lounge Utopia.

The massive project will rise nine stories above the 14th and U intersection and include 267 apartment units.

Utopia project set to get going as businesses, Freemasons move out

Last week, we snapped the photo below of employees from local Tex-Mex restaurant El Paraiso packing up their belongings for greener pastures. (In this case, their sister restaurant, El Paraiso II in Alexandria.)



Soon after, the City Paper's Lydia DePillis reported on the sale of the United Supreme Council National Headquarters and Archioves building, located next door to El Paraiso at 1924 14th Street NW, to JBG for $5 million. With the recent exodus of the fast food restaurants further up the block, that moves things a step closer for JBG's groundbreaking of the Utopia project, which is anticipated this fall.



The Utopia project will bring 220 rental units and over 20,000 sf of retail to the intersection that serves as the inspiration of this blog's name, which is also one of the busiest in DC. Originally announced back in 2008, the financial market calamity took its toll on JBG's ability to finance the project. However, financing is now on track, and the recent departures pave the way for the commencement of construction of the 90 foot high, Eric Colbert-designed building.

Utopia will be JBG's second large construction project along that stretch of 14th Street, with their District Condos project in full swing two blocks south at 14th and S. And it will be one of many projects currently ongoing in and around 14th Street, all set to deliver at some time during the next one to three years. (Not included in that post, BTW, are Giorgio Furioso's office project near 14th and P, and the recently announced--and HPRB rejected--Level 2 development at 14th and Wallach Place.)

In other words: get used to seeing a lot of upturned dirt along 14th Street over the next few years.

Development-palooza: It's 2007 All Over Again at 14th and U

The pace of development activity along 14th and U Streets has picked up immensely over the last few months, harkening back to the "boom years" between 2003-2008. And with several new projects coming online soon, the scale of development will only continue to increase.

Last year, we wrote about what looked to be a busy summer of development in the Shaw neighborhood, with many anticipated projects set to come online. Some, such as Progression Place at the Shaw Metro Station and the Howard Theater restoration project, did get off the ground (if a bit late). Others, notably Roadside Development's CityMarket at O project, remain little more than a set of blueprints.

This summer, the development focus shifts back west, as a number of high-profile projects either are or are set to get underway along the U Street and 14th Street corridors. The photos you see below are ones I took yesterday (Saturday) so as to give visual representation of where each project stands--sometimes words don't tell the full story.



Starting in the north, Level 2 Development UDR has started work (above) on the Nehemiah Center project, with site clearing and preparation for construction of the project. When completed, the nine story development will feature over 250 apartments ranging in size from 500 sf to 1,600 sf, along with over 18,000 sf of retail space, which the developer hopes to lease to neighborhood-serving retailers such as a grocery store, dry cleaners or bank. No timetable for a completion date has been shared that I am aware of.



Farther south at 2241 14th Street, local developer tycoon Douglas Jemal is planning a groundbreaking this summer for a 30 unit apartment building with ground-level retail at the corner space formerly occupied by the Latino Auto Sales dealership. There's no development activity yet at the space (above), which only recently completed the planning and approval process. Interestingly, the building will house only 10 parking spaces--a seeming indication of both the city's and developer's transition away from parking-oriented developments. With a Metro station only a few blocks away, several bus lines (including a Circulator line), and many destinations within short walking distance, this makes tremendous sense.





Things are much farther along a block south at Perseus Realty's 14W development (above), where a construction crew has been hard at work on the construction of the mixed-use project. The development, which currently has an (optimistic) delivery projection of mid-2012, will include 231 residential units, a new YMCA, and over 12,000 sf of retail. A small number of the units in the building will be "affordable" units for individuals making 60% or less of the AMI (Area Median Income).



Across the street, a two story restaurant (tenant currently unknown) will fill the currently vacant space at 2208 14th Street. As DC Mud notes, the building has an interesting and varied history, serving previously as the home of the New School of Afro American Thought, as well as a base of operations for Stokeley Carmichael and the Student Nonviolent Coordinating Committee (SNCC) during the 1968 riots.



At the intersection of 14th and U Streets, Georgetown Strategic Capital is on track to begin construction of the long-awaited Utopia Development, set to consume most of the block on 14th between Wallach Place and U Street. When the project kicks off this fall, the buildings currently housing Taco Bell/KFC and ChiDogs will be demolished, while the buildings housing El Paraiso, Ace Check Cashing andf McDonalds will remain intact due to their historic designation. When complete, the 90 foot building (monstrous by DC standards) will feature over 230 rental units and 20,000 sf of retail (large enough for another furniture store, one hopes). Currently, the plans call for a one year construction timeframe, with delivery of the project in fall 2012. And yes, this is where we add our standard disclaimer that such projections appear optimistic.



Also on tap at the corner of 14th and U streets is the imminent opening of Cafe Society, the latest venture from Local 16 owner Ayman Ayoubi. And considering that the signs are now up and talk of soft openings is rampant, we're inclined to believe them this time. The ground floor of the building will house a Dunkin Donuts and a Subway. No word on whether the "Subway smell" might infiltrate the Cafe Society space...



A block east, plans have apparently been ressurected for JBG's on-again off-again hotel project. When we last heard of this project a couple of years ago, nearby residents were flipping out at the prospects of a 10 story building blocking their views of The Ellington, and the financial market crash was putting a serious dent in JBG's plans to construct U Street's first boutique hotel in generations. However, according to DC Mud, JBG has indicated that the project is "actively in the design phase"--which implies that the project may in fact not be dead after all. Having knocked a story off of the structure, JBG now plans to offer a LEED-silver certified four star hotel replete with over 250 rooms, 23,000 sf of retail and 4,000 sf of conference space. Under the most optimistic of timelines, groundbreaking might commence as early as late 2012--but don't hold your breath.



While we're on the subject of 13th Street, the renovation of the building at the northeast corner of 13th and U streets, which seemingly has been undergoing renovation since the dawn of time, recently completed and tenants are starting to move in. First among them is Boundless Yoga, which opened this weekend on the U Street-facing side of the building. Also announced as tenants of the building: a frozen yogurt spot, and dry cleaners Georgetown Valet.



Heading south long 14th Street, work is underway at JBG's District Condos project at 14th and S (note photo above, taken mere seconds before a torrent of hail rained down). We've written about this project quite a bit here, but to quickly rehash the details: 125 residential units, 18,000 sf of retail, summer 2012 delivery date.



A block farther south, according to Borderstan work is finally set to get underway on the mixed-use project at the southwest corner of 14th and R streets. The 31 unit condo building, which was designed by Bonstra and Haresign architects, will also feature ground level retail. The project has been a veeeeery long time coming, as the ANC first reviewed the project back in 2004. Project delivery is anticipated at some point in mid-2012 (aren't they all?).

And finally, down the street a couple of blocks, developer Giorgio Furioso continues to work on the develpment and construction of an office building to fill the vacant space between the Posto restaurant building and the Great Wall Chinese restaurant. No groundbreaking has yet been announced for the 55,000 sf project.

JBG breaking ground on District Condos this Monday

According to James Nozar of JBG, the raze permits finally arrived for the span of low-lying buildings along 14th Street between S and Swann, meaning that demolition can commence and the long-anticipated District Condos project can finally get off the ground.

Clark Construction will handle the demolition, which is expected to last between 15-20 days, after which Bovis Construction will commence excavation and construction. All told, construction should last approximately 18 months, placing an anticipated delivery date sometime around summer 2012.

Nozar mentioned that JBG will be planning a community meeting to discuss the details of the construction process--access, loading, parking, etc.--once those details are finalized. In the spring, JBG will be setting up a sales cente rin the neighborhood to commence condo sales for the building.

And no, for those wondering: no info on potential commercial tenants yet.

Additional info can be found at the District Condos website.

2011: A Look Ahead

By now, hopefully you have shaken off your post-New Year's hangover, you've cleaned out the remnants of the holiday feast from your fridge (and no, I don't mean Thanksgiving) and you haven't yet broken any of you new year's resolutions.



As we move into the new year, I thought we'd take a brief look at what's to come in our neighborhood during 2011. Call them predictions, prognostications or wishful thinking, here's what's on my list for 2011:

• District Condos will finally break ground.  I know, it seems like JBG is simply teasing us recently with talks of an "imminent" groundbreaking for their new mixed-use development at 14th and S streets.  But, sooner or later, the demolition of the site's current buildings will commence, and earth really will start getting pushed around, and we'll finally start to see real progress after years of discussions.  And once that happens, the real fun can commence; by which I mean, the hemming and hawing over who the project retailers will be.  Who wants an IHOP?



• 14th Street north of U Street will go gangbusters.  With both Perseus Realty's 14W development and the long-awaited Nehemiah Shopping Center development breaking ground, and Jemal's project across the street, it's shaping up to be a busy couple of years north of U Street for new development.



• O Street Market will/will not break ground.  This long-anticipated project remains frustratingly in a state of suspended animation.  In spite of a pronouncement in September 2010 that the project was set to commence, there's been little activity at the site in the four months since.  We keep looking out for signs of earth-moving equipment and an official announcement from the Giant at 9th and P that it is closing, but nothing yet.  At least nearby Progression Place finally broke ground:  it, along with the O Street Market, Howard Theater restoration and Marriott Convention Center hotel threaten to dramatically remake the Shaw neighborhood in the coming years.



• The Hiltons will continue adding to their DC restaurant/nightlife empire.  Marvin, The Gibson, ESL, U Street Music Hall, Patty Boom Boom, American Ice Co....brothers Ian and Eric Hilton have, seemingly overnight, turned into the kings of the DC lounge and nightlife scene.  Expect that to continue into 2011 with the soon-to-open Blackbyrd Warehouse near 14th and U, along with a new restaurant/lounge on Georgia Avenue in Petworth at the former Billy Simpson's House of Seafood and Steaks.  The Hilton's aren't the only ones with expanding ambitions along 14th and U Street, however.  Expect to see a new steakhouse and lounge from the Local 16 crew at the currently vacant building at 14th and U streets, and--perhaps--the opening of Local 14 along 14th Street between T and U.
  
  A little farther south along 14th Street, look for the opening of burger-and-fries eatery Standard at the former Garden District location at 14th and S, a new taqueria from the Masa 14 team next to the Black Cat on 14th between S and T, and maybe the new location of hamburger purveyors Rogue States near 14th and U (assuming there are no lawyers in the building).



• Transit:  A temporary reprieve from the streetscapes.  Don't expect too many headaches transit-wise throughout the mid-city area.  Although DDOT is nearing completion of its design for the 14th Street Streetscape project, actual construction remains years away.  And with the recently completed 17th Street Streetscape project, and the soon-to-be-completed 18th Street project (the Dupont portion, at least), the jackhammers and paving machines should be relatively quiet throughout our neighborhood.
  
  However, beginning soon (January or February) look out for major headaches in Adams-Morgan, as a reconstruction project for 18th Street between Florida Avenue and Columbia Road commences.  In addition, look for an announcement at some point in the first quarter of 2011 regarding the completion of the U Street Streetscape design.



• Housing prices will continue to rise.  Oh yes they will.  And in other shocking news, Ward Three residents remain unconvinced of Vince Gray's mayoral capacities.



• Hank's Oyster Bar will finally expand into their adjacent space.  Prepare your fallout shelters now, because I have it on good authority that this development will most certainly lead to a cessation of all human life within a four block radius of Hank's.  Oh the humanity.



• The 14th Street arts corridor will look a little less artsy.  Never mind the recent branding campaign to raise awareness of the so-called "Arts District,"the single greatest issue facing arts organizations and related businesses--spiraling commercial lease rates--remains unresolved by the city.  And with the District facing a mounting budget deficit and a continuing soft economy, don't look for the road to get any smoother for neighborhood arts institutions.  Longtime jazz club HR-57 has already packed up its Steinway and headed east to H Street, where the commercial tax rate is lower.  Who's next?



• 14th Street will get a decent sandwich shop.  Actually, that already happened.

Happy 2011 everyone.

"District Condos": What's in a Name?

There was speculation when details came out a couple of months ago about what JBG might call their new development at the former Whitman Walker site at 14th and S. After all, they have a lot of options to choose from in a neighborhood like Logan/U Street that is so rich in history and historical figures. We've seen the region's history used before in names like The Ellington and the Langston Lofts. (It has also been completely forsaken with names like The Metropole and Union Row, but no matter.)


So, what eye-catching name did JBG ultimately decide on?

If you guessed "District Condos," you have very little imagination--but you'd be right. If you're like me, you were more than a bit perplexed about the rather mundane name that was bestowed on such a significant project. So I contacted JBG's project manager James Nozar for a bit of an explanation.

"We’ve read the many comments about the “District” name," he said. "It’s impossible to please everyone, but we tried to find a name that would market the neighborhood (your “district”), the building (how the building is different), and the end-user’s personal style."

OK, but still. The name seems a bit...boring.

"It is obviously an incredibly simple name, but that was the point," said Nozar. "We’re confident the overall project marketing campaign will work quite well and will resonate with those in the neighborhood."

Fair enough--I guess we'll wait for the marketing campaign to kick in before passing complete judgment on the name. Onto more important information, such as when demolition and construction might finally get underway. On this point, Nozar sounded a familiar refrain.

"(We) should be in a position to start demo in the next few weeks. We’ll start actual construction in late November or early December, which keeps us on our schedule of delivering units in Spring 2012."

When complete, the project will feature over 120 units and over 18,000 sf of retail along the western side of 14th Street between S and Swann streets.

The Whitman-Walker Project: A Preview of What's to Come

Anyone who follows the pace of development around Logan and Shaw knows that the past couple of years has witnessed a tremendous slowdown in terms of new projects in the area. Several high profile projects, such as the Utopia at 14th and U, the Nehemiah Center redevelopment a few blocks north of that, and the U Street Hotel Project, have ground to a halt, with no immediate signs of progress.

This environment, in part, is what makes the forthcoming groundbreaking of JBG's mixed-use development at the former Whitman-Walker Development at 14th and S Streets all the more interesting. Spanning the length of a full block between S Street and Swann Street NW, the project will see 125 residential units and over 18,000 square feet of retail added to the corridor, the area's largest project in several years. Recently, 14thandYou had an opportunity to sit down with James Nozar, JBG's project manager for the development, to pick his brain about the project as well as his thoughts on what's to come along the 14th Street corridor.

Timeline: Demolition of most of the buildings on the block (save for the historic Whitman-Walker building at the corner of 14th and S, which will be incorporated into the project) will commence within the next two to three weeks, as the final permitting issues are being worked out. Demolition will take approximately one month, after which time foundation work and other pre-construction activities will begin. At this time, Nozar is anticipating that the project will deliver in Spring - early Summer 2012.

The close-to-final rendering of the building is shown above, with only a few minor tweaks remaining (such as the color of the terra cotta--yes, that's terra cotta on the front, not brick).

The Project: The development, which does not yet have a name ("We're working on that," says Nozar. "We'd like to have a name for the project within the next month or so.") will be one of the largest projects to go up along 14th Street in recent years. All told, the building will house 125 condo units, approximately 85% of which will be efficiencies and 1 BR units. The project will also feature over 18,000 square feet of retail, fronting both 14th Street and S Street. Although no tenants have signed yet, Nozar has some ideas. "We've been approached by many potential commercial tenants," he said. These include everyone from small, independent boutiques, to local and national chain furniture retailers and a variety of restaurants, including "practically every major chef and restauranteur in the region."

Although the exact retail size specs are still in flux, Nozar indicated that the project will most likely feature two restaurants--one larger, full-service establishment, and a smaller, casual cafe-type of space. (And to those clamoring for a bagel shop: James has heard your pleas, but can't promise anything yet.) A smaller space could also see an arts-related use, Nozar said. However, as much as they would like to ensure that local retailers are included in the project, there is no mandate for it. "We want retail that represents a best use for the neighborhood and the space, regardless of whether it's a local business or national retailer--but our preference is for local shops."

Condos or Apartments?: Nozar indicated that the residential units in the building would likely be condos, rather than apartments, although a final decision wouldn't be made until approximately 12 months before delivery. Why condos?

"Our analysis showed that there are not many condo units remaining in the 14th Street/Logan area, particularly the smaller units--studios and one bedrooms," he said. "The ones still on the market tend to be larger, more expensive units. The smaller units are selling much more quickly and are in higher demand." The term "smaller" is key here, because the units in the Whitman-Walker project are going to be smaller than the typical units available throughout the city. The average one bedroom will clock it at around 650 square feet, which is approximately 100 square feet smaller than the typical unit elsewhere. Two bedroom units would come in at around 1000 square feet. To compensate for the smaller square footage, JBG has contracted with a layout and interior designer Cecconi Simone to develop the layout for the space.

"I believe that most people, when comparing one of our floorplans to the floorplan of a slightly larger unit, would actually think that ours is the larger unit, simply because of the way the unit is laid out." Of the 125 residential units, six will be located in the historic Whitman-Walker building that is being preserved as part of the project, including one "premier unit" that will include over 2,000 square feet of space and two rooftop decks.

Although pricing still needs to be finalized, Nozar indicated that most studios and one bedrooms would be retailing in the "$300k - $400k range."

What's next?: Nozar lives in the Logan Circle neighborhood, which he feels is the "most exciting neighborhood in the city."

"Do you think we're ahead of a place like Georgetown now?" I asked him. "Well, Logan and Georgetown are two distinct neighborhoods, and difficult to compare" he replied. "But I can tell you that I hardly ever venture into Georgetown to shop or eat, and most people I know don't either--Logan and U Street seem to have come up more organically, and it's more interesting here. We've got a great diversity of retail, restaurants...we've got the "furniture row"-thing going. It's a really great place to be."

I asked if there were any other projects in the pipeline that he could tell us about.

"Not that I can tell you," he laughed, although he did indicate that JBG is currently looking at "several" other locations in and around the neighborhood as a potential location for a new project. As for JBG's proposed U Street Hotel project, Nozar doesn't seem to think we should be holding our breath for that one anytime soon.

"In addition to the problems with securing financing for a hotel project--which is very difficult these days--there is the issue of finding an acceptable location for the Rite-Aid (located at 13th and U)" he said. In other words, that one could be a ways off.

In the meantime, keep an eye out for the wrecking crew at 14th and S, as the next chapter of 14th Street's redevelopment continues.

For more information about the Whitman-Walker development, visit JBG's website.

Flowers on Fourteenth Moving...Down the Street

Via Borderstan, longtime 14th Street purveyor of plant reproductive structures, Flowers On Fourteenth, is moving their operations down the street to the space formerly occupied by Cafe Salsa.

Cafe Salsa abruptly shut its doors a couple of weeks ago, leaving a vacancy near a corner (14th and R) due for significant revitalization in the coming years. The decision by Flowers On Fourteenth to move down the block helps ensure that at least one longtime neighborhood fixture will remain. Retail continuity along 14th Street is increasingly a concern, as longtime businesses have either closed or may soon relocate.

At the same time, a host of new businesses are set to enter the scene, as long-awaited furniture retailer Room and Board progresses towards a summer opening, and JBG gets set to begin work on their massive project between S and Swann streets.

Flowers On Fourteenth has been operating on 14th Street for years. The 14thandyous have occasionally purchased flowers from them, to mixed results--my last purchase, for Mrs. 14thandyou's birthday, resulted in the premature death of about half the flowers within a day's time. I promptly returned the bouquet, which FoF was more than happy to fix. Thus, while the PITA factor was high, we eventually got a bouquet that was quite lovely, until, that is, the 14thandyou cats turned it into salad.

LGBT Center Moving Out, JBG Moving In

Via MetroWeekly, it was announced last week that The Center, the organization whose mission is "to celebrate, strengthen, and support community among the LGBT residents and organizations of Metropolitan Washington, DC" will be moving out of their temporary offices on 14th Street in June.

The reason? JBG Cos. is getting ready to demolish the building, located at 1810 14th Street NW, in order to begin work on their much-anticipated project on that block.

The Center entered into a short-term lease agreement with JBG in January, understanding that the move would be temporary. With JBG's announcement last month that they planned to break ground on the project this fall, The Center's time at the location was up.

The location had become a community center of sorts for DC's LGVT community, hosting such organizations as Bet Mishpachah, the Capital Area Gay and Lesbian Chamber of Commerce (CAGLCC, aka the chamber), the DC Agenda/Washington Blade, the DC Community AIDS Network, Helping our Brothers and Sisters, and the Latino GLBT History Project.

It is not yet known where The Center will relocate. Prior to landing at their current location, they had been renting space at 14th and L.

Swann Cleaners Closes

You're going to have to find a new laundromat to wash your duvet: Swann Cleaners, located at the corner of 14th and Swann streets, has closed. "Permanently," so says the sign on the door.













I've been unable to obtain any information as to why they closed, but there is speculation that the closure indicates that JBG's much-anticipated project at the former Whitman-Walker building is moving forward. The project has been hung up for months due to the ever-present "financial issues". Although the centerpiece of the project will be the renovation of the W-W building, plans are calling for JBG to develop the entire block between S and Swann.

Although Swann was one of the few laundromats in the immediate area, not all neighbors may be mourning its demise. The property was in horrible shape and poorly maintained, and trash was frequently allowed to accumulate around the building. Still, the departure marks the loss of yet another small business along the corridor.