Residential project at 15th and V adds to growing list of area projects

Last month, we noted the announcement of a forthcoming residential project at 14th and T set to bring new residents, retail, and some really staid architecture to the 14th Street corridor. Although, as recently launched blog U Street Dirt (welcome to the blogosphere, guys) reported, the Historic Preservation Review Board didn't look to fondly upon architect Eric Colbert's plan for the building, and basically sent him back to the drawing board.

Earlier this week, the Meridian Hill Neighborhood Association blog broke the news that yet another large (by DC standards) residential project is forthcoming, this one for the parking lot of the Paul Revere Dunbar Apartment complex at 15th and V streets.



The project, which is being developed by Jair Lynch Associates and was designed by WDG Architecture PLLC, is proposed to stand 9 stories tall and will contain 96 units. It does not appear that any ground level retail will be included as part of the plan, but two levels of underground parking will be included.

Pardon us, if you will, but the rendering for this project looks remarkably similar to a number of residential buildings that have either been proposed, are under construction, or have been built throughout the neighborhood in recent years. In fact, it doesn't look tremendously dissimilar to the Colbert-designed building that was just rejected by HPRB (although, it should be noted, HPRB personnel had other, specific reasons for rejecting the 14th and T building--namely, its size in relation to nearby structures.)



According to Jair Lynch, the senior citizen residents of the Dunbar building have given their full support to the project, which will also include a complete renovation of the existing Dunbar building.

The plans for the building are currently with HPRB, who could discuss and vote on the matter as soon as their July 28 hearing.

Yet another huge condo building coming to 14th Street

Back in March, we wrote a post that took a look at all of the development projects currently ongoing around the 14th and U Street corridors and noted that it felt like a return to the middle part of the last decade, when development was going like gangbusters throughout the neighborhood.

Since that time, real estate development tycoons PN Hoffman announced plans to convert the Verizon building at 14th and R into a residential building with ground level retail. And today, courtesy of the City Paper's Lydia DePillis, we learn of yet another project for 14th Street: the eastern side of 14th near the intersection of Wallach Place (between T and U), which is currently the T Street post office (oh, you didn't know the Post Office was closing?), a furniture store and a Yum's carryout, is set to become a seven story condo building replete with ground level retail.


Image courtesy ofthe City Paper

The project, which is being developed by Level2 Development (of View 14 fame) and is designed by Eric Colbert and Associates, will house 126 residential units in addition to the aformentioned retail.

As you can see from the rendering above, it looks pretty much like...well, it looks pretty much like all of the cookie-cutter condo boxes that have been springing up around town recently. I sometimes wonder if we'll look back at this time in the city's development 30-40 years from now and view these buildings the way the brutalist SW federal center is viewed today: products of their time that have not aged particularly well.

No matter--progress is progress, right? A potentially greater issue than mundane architecture was raised on the Twitters today: namely, is DC starting to run out of Yums? With the loss of this location, and the anticipated loss of the one between Rhode Island and P street when that section of the block gets redeveloped, one does have to wonder: have we reached Peak Yums, and are venturing along the beginnings of a downhill slide from which we may never recover? Heaven help us.

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.

"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.

Cleaning Up an Eyesore

This is the scene at the vacant lot at 14th and R streets next door to Miss Pixie's, otherwise known as the future home of a condo building being developed by Loford, LLC and Habte Sequar of Sequar Development. The space will eventually hold over 30,000 sf of residential and retail development.

While it is waiting to become home to yet another high-end condo building however, the lot is currently home to a disgustingly large amount of filth, garbage and rodents.

In case you're wondering, it is indeed Mr. Sequar's responsibility to keep the lot cleaned up, which--from the looks of the lot--is not a priority for him.

For those interested in dealing with such situations, your first step should be to do as I did, and submit a request through the Mayor's Call Center. Should the city receive enough complaints about the condition of the lot, DCRA and the Department of Health can send out a team to clean the lot and bill the owner. The Department of health also maintains a Rodent Control and Enforcement staff to deal with rodent problems throughout the city.

At any rate, it would be nice to be able to walk down 14th Street and not have to encounter scenes such as this:

A New Condo Tower at 14th and R

Suddenly, it feels like 2006 all over again. Via Borderstan and the WBJ, news today that the vacant lot at the SW corner of 14th and R streets is going to be the home of a new five story, 30,000 sf mixed-use condo building. The project will rise on a relatively small patch of land adjacent to the AYT auto repair shop.

Building architects Bonstra and Haresign describe the building as "patterned after the showrooms of the former 14th Street 'Automobile Row'". They also describe the building as possessing an "iconic crown." Hmmm, I'm not so sure i'd call it "iconic". It looks more like a black fence on the roof that tipped over. The building is like no small number of others that have sprung up along 14th Street in recent years--rather bland and unattractive. (Go here and scroll down to see drawings of the new building.)

To say the project has been a long time in the making is an understatement. ANC2F first saw a presentation on the plans for the building back in April 2004. Since that time, the project has been held up by approvals by the Board of Zoning Adjustments and the Historic Preservation Review Board, changes in the scope of the project, and--yes--the economic collapse.

Interestingly, the project has changed rather substantially since it was first introduced over five years ago. Plans at that time called for six duplex apartments and one 3500 sf penthouse. The current plans now call for as many as 32 "luxury" (Aren't they all luxury these days?) apartments at the space. Let's see, 30,000 sf, 32 units...I hope your definition of luxury is "less than 1,000 sf".

At long last, though, one of the few remaining vacant lots along 14th Street will be developed, and we can now move on to the inevitable handwringing over what type of retail might make an appearance there. First person to call for a bagel shop wins the prize.