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.

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.

14th Street Facelift Continues: Commencement of 14th and W Project Imminent

2004-2008 saw a resurgence in development along 14th Street, particularly north of U Street. And while the 2008 financial collapse saw indefinite holds placed on several key developments (including the redevelopment of the since-demolished Nehemiah Center), there are signs that the development freeze is beginning to thaw.

Last week, it was announced that Perseus Realty, which since 2008 had planned to develop a project--the so-called '14W"--at the intersection of 14th and W streets had sold the project for $7.5 million to Jefferson Apartment Group (JAG), and that the project should commence within the month. Perseus will stay on as developer for the project.

To recap, the 14W will include 231 housing units, a 44,000 sf YMCA and 12,000 sf of retail. 18 of the housing units will be offered as affordable units for individuals and families making up to 60% of the area's AMI. (Note: This equates to roughly $62,000/yr. I remain unconvinced that these so-called affordable units function as they should, as though said units are indeed less expensive than their full-priced cousins, they're rarely what one could consider to be inexpensive. The recommended maximum monthly amount that should be spent on housing expenses is roughly 30% of gross income, or around $1,550/month. It's challenging, but not impossible, to cover all of your housing expenses, even with an "affordable unit," on that. But that's another discussion for another time.)

Assuming the project begins as quickly as they are hoping it does, expect a delivery sometime in mid-late 2012.

The 14W is but one of several projects set to come online along 14th Street. A few blocks south, JBG continues to await demolition permits in order to commence its mixed-use project at 14th and S. And last month, developer Douglas Jemal announced plans to construct a 30 unit apartment building with groundfloor retail at the decrepit and vacant former home of Latino Auto Sales at 14th and Florida (along the same block as the 14W project). Under the most optimistic (read: unlikely) of scenarios, Jemal hopes to break ground on that project by next summer.