"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.

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.