JBG's 13th and U Street Project Moving Forward--But Sans Hotel

JBG launched big plans for a U Street hotel sometime around 2007 that have been percolating ever since.  But now that the hotel idea has been scrapped, plans to build an apartment building on the site have picked up speed and construction may begin as early as next summer.

The hotel idea was tossed out in early 2012. In its place at the corner of 13th and U streets will be a large residential building designed by David M. Schwarz Architects that will hold around 138 units and include ground floor retail. After many months of community meetings, JBG finally submitted a PUD to the Zoning Commission in September; earlier this week, the commission held an initial hearing action and deemed the project ready for a public meeting. That will probably occur in early March 2013.

It’s been a very long road that’s nowhere near done. A first round of meetings earlier in the year with the U Street Neighborhood Association, ANC 1B’s design committee, and the full ANC led to the developers making some substantial adjustments to the eight-story building: its height was lowered to 86 feet, the seventh and eighth floors were set back by 5-6 feet, and plans for a rooftop pool were eliminated in response to neighbors’ concerns about noise.

That was the plan delineated in the PUD. 

Once the basics of the building’s shape and contents were worked out, JBG representatives met with neighborhood groups again to discuss the project’s design elements. Those have also been fully approved by the community, and an initial hearing with the Historic Preservation Review Board is scheduled for next Thursday.

As for design, the project won’t need to incorporate any historic facades; the site is currently home to a bland, low-slung strip that holds a Rite-Aid and a Pizza Hut. “But we do need to design a building that’s in context with the historic neighborhood,” said Leary. The resulting design is a classical-style building that led one zoning commission member to remark on the building’s unusually ‘historicist’ look. That was intentional, explained JBG reps, who said that Schwarz has gone to great lengths to look at precedents in the neighborhood and incorporate them so that the building looks as though it's been there for years.


All of the units—a mix of one- and two-bedrooms—will most likely be rentals and will include 12 affordable units that fulfill the District’s inclusionary zoning requirement. At an average of 970 square feet, the units will be a bit bigger than those typically found in new high-rise buildings. “We’re serving a different market—more of a mature renter-by-choice who wants to stay in place,” said James Nozar, a development manager for JBG.

As far as retail goes, the company hasn’t decided on the exact balance yet. So the only element fully in place is the Rite-Aid, which will return to its corner spot after construction is finished.

Some of the meetings that occurred this year between JBG and the neighborhood were an effort to determine the project’s community benefits package. In the end, the PUD submission contained a general clause that JBG would contribute $600,000 for amenities like streetscape improvements, alternative transportation options such as Capital Bikeshare or Zipcars, establishment of a business improvement district, and school or recreation programs. Exactly how the funding will break down will become clearer once the zoning commission's public hearing occurs.

JBG reps say a mid-2013 groundbreaking is possible, but construction is more likely to begin in the third quarter of next year.

Washington D.C. real estate development news

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New Renderings of MoCo's Tallest Building

After building the tallest building in Montgomery County, JBG is putting the final touches on plans for an even taller building next door.  JBG's North Bethesda Market II (NoBe II), a second phase to the development that built the county's tallest structure, will add 400 new residences, 120,000 s.f. of retail, and a 150,000-s.f. office building when completed.  Renderings, completed by ArchiBIM, show the distinctive building rising above the 24-story tower now on the site.  Although a timeline has not been determined, JBG and co-developer MacFarlane Partners have been hoping to break ground on the 4.4 acre site in the first half of next year, producing an iconic, 26-story (300 ft) apartment building designed by Studios Architecture.

Montgomery County approved the building back in March.  The project furthers the goals of increased density and design along Rockville Pike, a goal that got a shot in the arm with the recent release of plans across the street for a replacement for the White Flint mall.  JBG owns more land to the south and west of the two sites, but for now, NoBe II is its sole focus in the area.  NoBe II will be completed in one phase, taking 2-to-3 years once construction starts.

Montgomery County real estate development news

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City To Open Bids for Lot at Florida and Sherman Avenues

The District government is releasing its request for proposals for a long-term ground lease for a city-owned lot at the corner of Florida and Sherman Avenues.  The solicitation could go live as early as today or Monday, a city official told DCMud (Update, since original publication of this article the city has published the RFP).  While one developer reportedly already has detailed plans for the site, the open bid puts one of the District's more visible sites up for bid in a neighborhood where developers are already planning extensive construction.

City-owned lot, corner of Florida and Sherman. Image: DMPED

The request from DC's Deputy Mayor for Planning and Economic Development (DMPED) for proposals for its 1.4 acre lot near DC's fast-growing U Street Corridor and Howard University is much-anticipated.

According to the Washington Post, developer JBG plans to bid on the lot and has announced a collaboration with national food retailer Harris Teeter that - if JBG wins the bid - would bring a grocery store to the site.

JBG already has a stake in the grocery store business in the area.  In July, the DCist broke news about the company's plans to build a Trader Joe's in its apartment building now construction at 14th and U Street.  JBG also controls the adjacent Atlantic Plumbing parcel, as well as the Florida Avenue parcel just a few blocks away, planning nearly 1000 apartment units in all, leaving little question as to its qualifications.

The area has so far not seen competing supermarkets.  Howard University had plans with CastleRock Partners to put a grocery store at a planned mixed-use development, Howard Town Center, located at 2100-2146 Georgia Avenue.  But the Howard Town Center project has suffered delays and there is no date to break ground in sight.  There is also speculation about whether a grocery store at Florida and Sherman could hurt plans for a grocery store at Howard Town Center, and of course Shaw will soon have its own refurbished Giant in 18 months.

Florida Ave. Reconstruction Project. Image: DDOT

But with the U Street neighborhood surging, stakes on just about any lot in this fast-growing neighborhood are coveted.  And private developers aren't the only ones who are turning a focus on the area.  This summer, the city's department of transportation finalized a plan for a massive overhaul of Florida Avenue between U Street and the Sherman Avenue intersection where the city-owned lot sits.  The Florida Avenue Reconstruction Project calls for adding more bike lanes, widening sidewalks, and planting more trees.  The city also just finished a reconstruction of Sherman Avenue.

The solicitation is likely to bring proposals from multiple bidders.  Six bidders are competing to develop a nearby, city-owned lot called "Parcel 42"...and they are just the ones who made the short list.

Update:  The city has now released the RFP, available in this link.

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Another Neighborhood Changer for JBG: NoMa's Capitol Square Breaking Ground Within Days

You’ve got to hand it to the Chevy Chase-based JBG Companies. The development group has a hand in a number of major projects around the region, yet seems undaunted about adding yet another game-changer to the list, and their latest may break ground within a few weeks.

That project would be NoMa’s Capitol Square project, an almost two-block-square site located a block away from the NoMa-Gallaudet U Metro station that will eventually include a hotel, office space and residential units.  The first phase—a Hyatt Place hotel—is just starting up, but the rest is all “phaseable,” the developers explain. That is, the developers will build in stages, waiting to move forward on office space, for example, until they have tenants in hand.

Still, it’s a major undertaking. Sited on two parcels—the first a triangle with New York Avenue, 1st Street, and N street as its borders; the second a rectangle on the south side of N Street (see map above), the project will add almost two million square feet of property to the area. Specifically, that will include 200 hotel rooms, 300-350 residential units, and 60,000 s.f. of ground floor retail space, all wrapped into what JBG is describing as a very pedestrian-friendly streetscape. “It might be like a Bethesda Row/Woodmont Avenue experience,” explained Dean Cinkala, a JBG partner.

But first things first. The starting project is Hyatt Place, a 14-story hotel with a fairly small footprint that’s been designed by local architecture firm Cooper Carry. “We literally just closed on financing and acquisition of the land,” said Cinkala. The company plans to begin demolition and abatement immediately, and expects to be finished by early 2014.

That’s at the western end of the triangular plot of land, where the nightclub Mirrors currently sits. The company also owns land on the eastern side of the block. That Smithsonian-worthy McDonalds at the corner of 1st and New York Ave. will also be gone, transformed into an 800,000 s.f. office building designed by the New Haven, Ct.-based architect Pickard Chilton, which has burst onto the DC architectural scene recently.

There will be more office space on the south block, which isn’t wholly owned by JBG (a nightclub at 1st and Patterson streets will remain, as will another section abutting North Capitol Street). Perkins and Will, a nationally-known architecture firm with a Washington office, will be designing a second office building of roughly 575,000 s.f. there, which may be completed in two phases.

JBG properties include 5a and 5b within the red box

Schematic design drawings are complete for both buildings, which will include ground floor retail, but JBG isn’t moving forward on building either one anytime soon. “We don’t plan on building speculatively, given current market conditions,” said Cinkala. “We’ll submit the building[s] if and when the GSA [General Services Administration] puts out a solicitation.” The company has apparently targeted NoMa as an emerging home for the federal government, but Cinkala said he isn’t ruling out the private market—especially if financing for office buildings becomes easier to come by in the next few years.

The final piece of the pie is 33 N Street, a spot on the southern parcel. The current lease expires in November 2013, and Cinkala says the company is currently hiring residential architects to design a 300-350 unit building directly across from the hotel that will be ready to deploy next November. 

That’s a lot of building on the drawing board. To tie it all together, JBG is working with local landscape architects Lee and Associates to create an urban streetscape that draws pedestrians onto the side streets of N and Patterson streets.

It’s all about boosting the neighborhood’s dynamism, said Cinkala. “NoMa is clearly evolving into a mixed-use area. All this development will help the market mature, and create that live-work-play environment that’s so attractive.”

Washington, D.C., real estate development news

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Today in Pictures - 800 N. Glebe

In 2006, Chevy Chase based JBG demolished the Bob Peck Chevrolet dealership, a uniquely futuristic building at 800 N. Glebe Rd. in Arlington that inspired some adoration in the architectural world.  But rather than break completely with the past for its flagship Ballston office project, JBG hired Cooper Carry to design a 10-story office building that would incorporate a faithful reproduction of the one-story dealership, including the blue diamond canopy that became the symbol for the dealership, and what JBG calls "a bold exclamation point on the Rosslyn-Ballston corridor."  The office building, completed this summer, features a glass curtainwall with three "sails" and has been designed for LEED Gold certification.

Arlington,  VA real estate development news

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Today in Pictures - JBG's District Apartments

JBG announced in January of 2011 that it was moving forward on District Condos, which later became District Apartments, with new partner Grosvenor.  The pair started work a few weeks later on their 125-unit, Shalom Baranes designed building, on Logan Circle's trendy 14th Street.

18 months on, the project is nearing completion.  JBG incorporated the former AIDS clinic at the southern end of the lot for additional retail that will wrap around the corner of S and 14th Streets. The Chevy Chase developer teamed with Toronto-based Cecconi Simone Inc. for interior design, in a building that will have smallish, mostly 1-bedroom apartments.  Occupancy is expected to begin around the end of the year.

Washington D.C. real estate development news.  Photos by Rey Lopez

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Unbuilt DC: Public Murals Dot DC's Underdeveloped Landscape

Map of BicycleSpace & MuralsDC bike tour

While DC is rife with cranes and construction projects, for some sites the time has not yet come - at least not for condos. In a whirlwind, art-chasing bike journey that led through the northwest DC neighborhoods of Shaw, Columbia Heights, Kalorama, and the U Street Corridor, MuralsDC hosted a mural bike tour this weekend chasing down 18 of the city's (officially sanctioned) murals.  

MuralsDC and bike purveyor BicycleSpace, located on 7th Street NW between the Shaw and Mount Vernon Triangle neighborhoods, organized the mural tour.  The (official) murals are publicly-funded through the MuralsDC program, an organization established in 2007 with the goal of deterring graffiti on historically "frequently-tagged" walls.

Eric B. Ricks (right) in front of his mural at 8th and S Streets NW

Through the program, building owners can apply for their building to be considered for a mural.  The city - through the DC Department of Public Works (DPW) and the D.C. Commission on the Arts and the Humanities (DCCAH) - works in collaboration with the group Words Beats & Life Inc to settle on the artists and designs.  In DC, at least 35 murals have been painted through the MuralsDC program and seven more are being created this summer.  Four of those, according to MuralsDC tour guides, were due to be completed yesterday.

Albus Cavus's "Blended", 2030 8th St NW

During a stop at one of the newest MuralsDC works - due for completion this summer - mural artist Eric B. Ricks, whose art appears at S and 8th Streets NW,  said his hummingbird piece reflects the ideas of work and productivity, and is also a symbol that could be a harbinger of joy for the neighborhood.  "The humming bird is one of the hardest-working animals," Eric B. told us.  "As a totem animal, it always carries joy and brings joy wherever he goes."

From Albus Cavus's "Blended"

Other graffiti art groups create non-publicly funded murals, such as the D.C. collaborative public art and art education group Albus Cavus.  One of the group's murals - "Blended" - appears at 2030 8th St. NW, a building due for demolition in October.  Albus Cavus artists painted the building's walls during an art performance party and fundraising event - organized by Albus Cavus and AIGA Washington - at the site in June.  The event raised money to support Albus Cavus's programming. JBG Companies donated the site for the event.  The building is also currently home to the pop-up gallery The Randall Scott Projects.

MuralsDC mural at Walter Pierce Park

The MuralsDC program also aims to engage youth in the neighborhoods where the murals are painted; one mural was painted by an artist who worked with neighborhood children, giving paint to passersby for contribution.

A public art mapping platform by the ArtAround project has created an open-source inventory of DC public art, including murals.  Users can search by type of art, funding source, and location.

"Every Day I See Something New," by Cita Sadeli, Champlain Street NW

"Let's Meet at the Corner", artist Alicia Cosnahan, 13th St. and Park Rd. NW

"My DC" - Corner of 14th and Randolph Streets NW

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Today in Pictures - Rosslyn's Sedona & Slate

JBG Companies has begun skinning its Rosslyn residential projects Sedona and Slate.  The two-building apartment project began construction in January of 2011, and JBG expects the project will be completed by the first quarter of next year. Clark Construction is building the project designed by Architects Collaborative. Both apartment buildings are expected to be LEED Silver Certified.

Arlington, Virginia real estate development news

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