HPRB Approves Two New Buidings for Blagden Alley

Slowly but surely, Shaw’s Blagden Alley neighborhood is growing. Two new developments proposed by Altus Realty Partners will fill in a couple of empty lots in the historic district and are now one step closer to reality—though when they’ll actually be complete is anyone’s guess.

Building at 1212 9th Street

On Thursday, DC’s Historic Preservation Review Board looked over proposed designs for the buildings by PGN Architects. One, at 1212 9th Street, will be four stories tall and include a small ground floor retail space; the other will sit at 917 M Street, but its longest side will run along the alley. HPRB approved both projects, leaving smaller details to be worked out with the Historic Planning Office staff.

At this point, both developments are in the very early stages, so details like whether the buildings will include condos or apartments, or how many units each will hold, are still up in the air. As for an estimated timeline for next steps, “it’s pure conjecture,” said Charlie Kehler, a principal with Altus. This stage is very much about design.

1212 9th Street, from the south

The four-story building on 9th Street is relatively straightforward. Filling in a vacant lot between Squares Fashions and a string of row houses, the building’s 9th Street façade will be clad in buff brick, with a stepped back central bay and a top floor of glass and aluminum. The ground floor would include shop windows topped by a steel canopy; above would be two floors of residences, plus a penthouse set back by about four feet. Just south of the building runs an alley, which residents would use to access parking.

The HPRB had a few comments about the height of the penthouse and whether the alley would be wide enough to regularly accommodate cars, but the board unanimously approved the design.

Building at 917 M Street

The second building is a bit more complicated. In an effort to complement the decorative Second Empire row houses that lie along M Street just west of 9th Street and just east of the proposed building, the architects gave the development’s M Street façade three vertical sections alternately made of block, glass and brick. Turning the corner, the long side along Blagden Alley uses the same materials—and includes a three-story glass gallery—though with more of a horizontal orientation.

The design incorporates an existing historic one-story garage on the alley. The developers are planning on excavating to create underground parking, and the new building would rest on top of part of the structure.

917 M Street building seen from west

HPRB members expressed some concern that, while the side of the building appears to be sufficiently industrial to fit with the alley’s overall aesthetic, the front is a bit too stark to complement the row houses. “It’s a blank cypher—I’m not sure what you’re trying to capture,” said HPRB member Nancy Metzger. Still, the group approved the design, leaving the developers to work with HPO to iron out any final issues.

Kehler was pleased with the decisions and said Altus is excited about the area. “We love the neighborhood’s identity,” he said. “We think it’s where DC will be focused in the future.”

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Adams Morgan Condos Release New Renderings

Developers have released new renderings of the condos that will take up the largest vacant lot on Champlain Street.   Federal Capital Partners and Altus Realty Partners will break ground shortly on a 41-unit condominium at 2337 Champlain Street, NW, in Adams Morgan.  Designed by PGN Architects, the renderings show a contemporary structure with a split facade adjacent to the former brass knob warehouse.

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Champlain Street Condos Set to Break Ground

One of the very last infill sites on Champlain Street in Adams Morgan is set to begin a transformation into a condo building in the next sixty days.

Presently a surface parking lot, the site at 2337 Champlain Street NW is being developed by Federal Capital Partners, in conjunction with Altus Realty Partners.  Designed by PGN Architects, the first renderings released to the public show a modern steel-and-glass complex that's very much similar to the neighboring condo building on Champlain, such as the Lofts at Adams Morgan, and Adams Row.

"The project on Champlain has not been named yet," according to Karen Widmayer, spokesperson for developer Federal Capital Partners.  "The project will have 41 condos with on-site parking in garage and surface lots.  It's scheduled to break ground prior to the end of the year, pending required approvals."

Federal Capital Partners acquired the site in July 2011 for $3.55 million, from WWYP LLC, who acquired it back in June 2005 for $1.9 million.  The condominium will take up the vacant lot next to the former Brass Knob warehouse, which is has also been the subject of redevelopment efforts, but will not be incorporated into the old warehouse.

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NDC's Renovates Columbia Heights Eyesore

Local developer The Neighborhood Development Company (NDC) has commenced work on Columbia Courts, an 11-unit boutique condominium project at 1225 Fairmont Street, NW in Columbia Heights.  Columbia Courts will replace the unattractive apartment building at the same address, the appearance of which has been even worse by sitting vacant and unkept.

"We just recently broke ground," says Juan Powell, Principal at NDC.  "Well, I shouldn't say break ground - we're doing a comprehensive renovation of the existing structure.  Gutting it, redoing everything.  We started renovations last month and we expect to be done by September or October."

NDC won the rights to redevelop the building at 1225 Fairmont through a competitive solicitation process overseen by the District of Columbia Department of Housing and Community Development (DHCD).  The property had previously been under the control of the Development Corporation of Columbia Heights (DCCH), which, in conjunction with five tenant households, made a winning bid of $427,000 for the property at a 2001 HUD auction.  But by 2010, the building had fallen vacant, and the District was soliciting bids for a new development.

Columbia Courts will feature a large interior landscaped courtyard, balcony units, and below-grade parking. And while all the units will be designated "affordable," they will all include finishes such as "wood floors, hard surface countertops, and stainless steel appliances."

NDC Builders, an affiliate of The Neighborhood Development Company, is the general contractor on the project, and PGN Architects spearheaded the redesign.

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Brightwood's Beacon Center Retooling with New Architect

Emory Beacon of Light Inc. requested a two-year zoning variance extension Tuesday morning for development of the Beacon Center, the mixed-use project planned on Georgia Avenue in Brightwood.

The group, a community development organization tied to Emory United Methodist Church, first received government approval in early 2010. But construction has not yet started on the $36 million project that will include church, residential, retail and community development space.

Hazel Broadnax, President of Emory Beacon of Light, said the group "had to change architects." Torti Gallas and Partners took over design duties started by PGN Architects.The project website states: "We have new architects with a strong history of affordable housing and community transformation projects across the country and in Washington, DC."

Changing architecture firms contributed to the delay and need for an extension of the approved zoning variance.

"When they were getting the plans ready for the next phase of the project, there were some things that had to be done that were not completed by the prior architects," Broadnax said. "Plus, our zoning variance was scheduled to expire this year. So we needed a two-year extension to get everything done and get plans to the contractor."

Despite the new architecture firm, exterior plans for the building remain the same. New construction will surround the existing church as previously planned. But the interior changed a bit.

Initial plans called for a 2-story gymnasium, but Broadnax said funding shortfalls scrapped those plans, making way for additional housing and services to better serve the veteran community.

Emory Beacon of Light still is working to secure $2 million for the project. The group has struggled with funding along the way, but Broadnax said the group now just has a $2 million "funding gap."

According to the project website, the group “will be simplifying the project and building in two phases.” It now comprises 5,700 s.f. of retail space; 10,600 s.f. of office, meeting and classroom space; and 96 parking spaces. Both buildings contain housing for a total of 15 transitional family housing units, 45 affordable family housing units, 32 permanent supportive housing for veterans, and 17 transitional housing units for single men.

Plans in 2010 called for 24 units of transitional space to help the homeless work toward permanent residency, 34 units reserved for senior citizens, 17 units for veterans and 16 affordable rentals.

Broadnax said the project now is in the design development phase, and everyone is working to get the plans to construction contractor Bozzuto. Emory Beacon of Light also partnered with development consultant Northern Real Estate Urban Ventures (NREUV) for the project.

Broadnax said she hopes for a groundbreaking this year with completion 18 to 24 months later.

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Four Points Teams With Comstock On Two DC Redevlopment Projects

After a lengthy hibernation in development limbo, Four Points LLC's W Street Townhomes, which earned HPRB approval in 2007 and a go-ahead from Zoning in 2008, is finally moving forward after developers announced their newly formed joint venture with Comstock Housing, a move that no doubt provided the capital injection necessary to jump-start a couple dormant projects. The project, now being nicknamed Cedar Hill, is planned for the corner of W Street and 13th Street SE; at roughly 40 units, it will be one of the most significant multi-unit residential construction projects to hit the streets of Historic Anacostia in many years.

The PGN-designed development will include a combination of larger, single-family townhomes and duplex-style units that double as condominiums. The seven single-family homes will each offer three bedrooms, a parking spot and a front yard. "What we tried to do is capture along W Street the historic nature of Anacostia," explains project architect Jeff Goins, "and then also create something unique for the neighborhood." Developers are waiting to hear back on their applications submitted for necessary building permits, but expect that they'll be able to break ground by mid-2011.

The joint-venture between Four Points and Comstock will also initiate redevelopment of a Lamond Riggs community, a development that went before the Zoning Commission as far back as 2006. The Northeast project that was most recently dubbed The Hampshires, with the design process headed by Arthur C. Lohsen of Frank & Lohsen Architects, proposes approximately 110 units, a healthy mix of townhomes, single family homes, and condominiums. The project also include a generous amount of green space, arriving in the form of a large, centrally located “great lawn,” as well as a number of smaller parks and gardens. The development will replace what was most recently the Med-Star Health facilities, and utilize a series of vacant lots along the 6000 block of New Hampshire Avenue, Peabody Ave, and Quakenbos St.

Each development will offer 10-20% of the total units at affordable housing rates. In a press release issued by Comstock last week, Four Points Principal Stan Voudrie said "We are big believers in the continuing demand for reasonably priced, for-sale housing in Washington, DC. These joint ventures with Comstock will allow us to deliver exactly that in both the Lamond Riggs and historic Anacostia neighborhoods." Christopher Clemente, Comstock's Chairman and Chief Executive Officer added: "We believe the strength of the Washington, DC area economy, and the demand for new housing in the District of Columbia provides tremendous opportunity to complement our existing platform in the greater Washington DC area."


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Georgia Avenue's Beacon Center Gets its Wings

Tally another mixed-use development for the Almighty, as religious groups around the District seem to have a leg up in building these days (Bethesda church, Clarendon church). Following a long and contentious Zoning review process, and following several trying meetings with the Historic Preservation Review Board (HPRB) and the National Park Service (NPS) concerning the project's potential effects upon the neighboring Fort Stevens, the Emory United Methodist Church Beacon of Light in Brightwood received Board approval in the early Spring, and are finally ready to move forward with their Beacon Center project.

Granted a raze permit for 6120 Georgia Ave, NW late last week, neighbors can expect demolition and construction to begin shortly.

The $30 million development, designed by PGN Architects, will offer 180,000 s.f. of multipurpose housing and various congregational and community facilities. The Beacon Center will supply transitional spaces (24 units) in an effort to aid the homeless work toward permanent residency. Also in the works are 34 units for seniors citizens, 17 units reserved for veterans, and 16 affordable rentals. A college-sized indoor multi-sport gymnasium (basketball and soccer) and rec center will be available to the surrounding community. The aggressive expansion will also feature a full service banquet facility, office space for the church and for lease, senior citizens services (such as optometrist, podiatrist, etc.) and ground-floor retail. Additionally the current sanctuary (doubling as a community theater) will be renovated and expanded to 500 seats. Patrons will have access to roughly 100 underground parking spaces and several rows of bike spaces.

Sean Pichon, a Partner at PGN Architects, said his firm has been especially challenged by the need to adjust their designs to the steep grade of the property. Other difficulties included maintaining the "view corridors" and balancing the affordability of the project with the goal of an attractive and congruous facade. Working hard to best the obstacles, designers created features like "curved green roofs" over the retail space to create and "continue the imagery of the hillside." To allow for views from Georgia Avenue his team situated the main entrance on the side road, Quackenbos; this maneuver also enabled multiple access points and preserved the historic stairs leading up to the old church.

Not all were satisfied, however, as the NPS and Civil War Preservation Trust wrote strong letters of opposition, contending that "the proposed five-story wall along Old Piney Branch Road would create a significant visual intrusion on the fort." Opponents also voiced concern that "the Beacon Center’s overall size and floor plan [read too big]...would have an adverse impact on Fort Stevens and subsequently the other remaining Circle Forts." But the representatives of the Church, including the Pastor, convinced Zoning Board members that they had made significant and genuine efforts at compromise, with the Board ultimately deciding that the overall positives of the project outweighed what little impact the building might have on its neighbors. Instead of a reduction in height and massing, NPS will have to settle for 359 square feet in the new building, reserved for their use as a welcome center/gift shop to "educate and promote the history of Fort Stevens." Reenactors and Fort Stevens staff can imagine the impending sounds of the Bozzuto-lead demolition and construction as the distant rumblings of the long ago battles.

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Demolition on East Capitol

Hill East has fewer abandoned buildings and more rubble after the recent demolition of the vacant, 80-unit apartment building (pictured) on East Capitol Street, SE, between 17th and 18th Streets. The 42,629-s.f. site is near RFK Stadium just across from Eastern Senior High School, which itself has gotten a bit of a makeover lately. The demolition makes way for Kennedy Place, a 141-unit condo building developed by The Merion Group and designed by PGN Architects.

General contractor, Moseley Construction Group, is responsible for the demolition and construction. According to Johnny Moseley, President of Moseley Construction Group, the demolition is 50 percent complete. Moseley said he was "not sure" about the status of the second phase, actual construction.

The project, originally planned as 131 units by then-owner Comstock East Capitol LLC, received a zoning extension in 2009. The approved zoning changes and plan modifications give the developers until December of 2010 to file a building permit, and December of 2011 to begin construction.

In December 2007 Comstock received approval for a consolidated PUD allowing construction of a 133-unit building. In that same month, Merion acquired the property for $6.2 million from Comstock, which paid $9 million in 2006. Merion Chairman Bill Bensten was formerly a senior executive at Comstock.


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