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.

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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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Restaurant, Apartments Headed for 10th and V?

Sorg Architects placed on hold its plans for a new residential building at 10th and V streets Northwest while it leases space to a restaurant and converts the historic church into apartments.

"We’re not moving forward with that portion of the project," Nikki Sorg said about the previously proposed 37-unit condo building. "But we are looking to activate the property. That's why we're getting an awesome tenant that should help to enliven the neighborhood."

First African New Church (right) before exterior restoration work stands
next to another Sorg Architects condo building, The Visio and Murano.

Sorg is negotiating a lease agreement with a restaurateur to open up shop in the Koons Roofing Building on the V Street side of the lot. While the name of the restaurant cannot be released until the deal is finalized, Sorg said it will be a "local provider."

Rumor has it a local food truck might be planting more permanent roots, but it hasn't been confirmed.

Just around the corner on 10th Street, the neighboring First African New Church reportedly soon will get a new lease on life as an apartment building, says Sorg, though the project has long been touted by Sorg as nearing development.

Sorg plans to create four rental units in the historic church ranging from 800 s.f. to 1,300 s.f. in some combination of one- and two-bedroom floor plans. Sorg would not say how many of each were planned, nor would she specify a contractor, so a quick start date seems unlikely.

Renovations will begin this spring or summer, Sorg said, and they will be completed in the fall. The apartments will incorporate traditional church features like the tall ceilings and large stained-glass windows. Sorg said it is "a simple renovation really using the incredible volumes available in the building."

The most recent permits listed online are a supplementary permit and for constructing a fence around the property. A building permit issued Sept. 9 references three apartment units, not four, in the zoning review. When asked about building permits, Sorg said she did not have specific information about them.

Suman Sorg acquired the property in 2003 for $1.3 million under the name Morning Bright LLC, one of the former names of the Baptist church. Crews now have worked on the exterior to restore the badly deteriorating church. But until recently, nearby residents complained of poor upkeep citing fallen bricks littering the alley and vermin on the site.

Bryan Martin Firvida, a past president of the U Street Neighborhood Association who pushed to make the church a historic landmark, said he was happy to see signs of improvement, especially the recent effort to secure the property and fix the roof.

Now he and other residents are ready to see the vacant lot again become a positive asset to the community. "I would love, at the end of the day, seeing life breathed back into that church, and that parcel developed ... turning that back into a tax-revenue producing lot," he said.

Brian Card, president of the U Street Neighborhood Association, said he is open to hearing plans for the residences and new restaurant. They could be great additions to the community, but he said he thinks people want to have a sense of what is planned and the opportunity to offer suggestions.

He also expressed interest in seeing a new building at the corner of 10th and V streets eventually reenter the plans. The new building would fill in an empty corner and offer new housing options for residents.

"I think we're looking for a constructive addition to the neighborhood that fits into the context of the designs," Card said, adding that residents typically are focused on size and materials.

Martin Firvida and Card both welcomed the opportunity to talk to Sorg Architects about their latest plans for the site. They said the last time formal plans were presented to them was in 2006, and they would appreciate the chance to pick up the conversation now that construction is on the horizon.

Washington, D.C., real estate development news

Update:
An earlier version of this post listed the architecture firm as Sorg and Associates.

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"Louis at 14th" Development Unveiled

In a heated tent at the end of a long crushed velvet carpet on 14^th St. today, JBG, Georgetown Strategic Capital and city officials symbolically (but not literally) broke ground on the long-discussed “Louis at 14^th”, a 267-unit, 42,000-square foot mixed-use megadevelopment.
Formerly called "Utopia" and in the works since 2006, entitlements are finally in place and demolition has begun for a dramatic makeover of what developers called “the greatest intersection in the District.” According to today’s press release, the Eric Colbert and Associates-designed building will offer amenities including a rooftop terrace with grilling stations and fire pits, a rooftop pool (with bar), a fitness center, and a 24-hour concierge. Historic facades along U Street will be preserved, though many (but not all) facades along 14^th are slated for imminent demolition. Surely developers were buoyed by the high rents and recent high sales price of the Ellington apartments almost across the street.

If the prestige of a project is in direct proportion to the swank factor of its groundbreaking ceremony, the Louis should be very swank indeed. Aside from the aforementioned velvet carpet (and ropes), there was an open bar (so forgive any typos), as well as a solo saxophonist providing ubersmooth accompaniment as various development titans rubbed elbows with Councilmembers Michael Brown and Jim Graham, as well as Mayor Vincent Gray. When it was time to unveil the new renderings, a male model done up as Louis the XIV (get it?), complete with powdered wig, hose, and lace waistcoat, entered stage left.

But although the ceremony was long on flash, it was short on specifics. Mayor Gray made a vague, campaign-trail-ish speech, made frequent reference to his local roots, and arched his eyebrows a lot, Councilman Brown did his Obama thing (in fairness, he does a great Obama), made even more frequent reference to his local roots, and called for a comical number of rounds of applause (this blogger might have been the only person in attendance who did not, at some point, get applauded), and Councilman Graham regaled the crowd with reminiscences from his days at Whitman-Walker, and how volunteers used to refuse to set foot on the mean streets of 14^th and S Streets.

But there was little talk of future retailers. Though there were vague murmurs of unsubstantiated rumors – Trader Joe’s? – firm information was in short supply. This blogger circulated to try and confirm a rumor about a possible flagship tenant, but no one could confirm or deny. In fact, by 5 o’clock, most of the attention was on the open bar, and on snapping iPhone pics of the guy dressed like Louis the 14^th.

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JBG Celebrates 14th & U Street Groundbreaking on Tuesday

JBG Companies' Utopia Project at the corner of 14th Street and U Streets, will be commissioned tomorrow, beginning what all parties hope will be imminent construction.

City dignitaries, including Mayor Vincent Gray, Councilmembers Jack Evans, Jim Graham and Michael Brown, plan a public unveiling of the development, which will be known as The Louis at 14th, beginning 4pm on Tuesday at 1920 14th Street, NW.

JBG, in conjunction with Georgetown Strategic Capital, will include more than 200 rental units and 20,000 s.f. of new retail along the 1900 block of 14th Street, amid the fast-growing Logan Circle/U Street neighborhood, replacing a low-slung series of fast-food chain restaurants while preserving retail along U Street.

Georgetown Strategic Capital originally got zoning approval for the project back in November 2008, but the economy dashed plans for any quick construction. GSC was granted a two-year extension for the site, as principal Robert Moore sought to wrap up more than $93.5 million needed to finance the project.

The design, by Eric Colbert & Associates, will also include a rooftop pool, nearly 150 parking spaces and will be 90 feet high at its tallest point. The historic facades along U Street will be saved while the buildings along 14th Street will be demolished.

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From U to H, 2 Townhouses and Their Effect on Revitalization

On U Street, near the corner of 14th, a pair of historic - if dodgy - buildings sit, at long last for rent rather than vacant, uncharacteristically forlorn, and out of sorts with U Street's thriving retail. Outward appearances aside, the perpetually run down pair at 1355 and 1357 U Street with a quirky history has had an oversized role in shaping the street, and might even be credited with the rebirth of the H Street corridor.

The townhouses were once the negative of that image, the rare luminescence on a struggling strip, helping deliver U Street's nascent resurgence in the early '90s. Like many properties in the neighborhood, the attractive row houses had remained family-owned for decades, with little attention paid to them as the neighborhood declined. But a group of investors saw the potential for a nightspot, and one, an up and coming restaurateur named Joe Englert, thought a bizarrely themed bar might make it in the rough and tumble neighborhood.

In line with neighborhood, the building at 1357 U Street needed work, having been neglected to the point of instability. "Even back then, the building was a mess," says Stuart Woodroffe, a General Manager of the bar. "We had jury-rigged half the place with reinforcements because we were worried the floor would give."

"It was a wreck when we were there," said Englert of the building. "The place was falling down then." In spite of its decrepitude, Englert and company opened State of the Union, a Soviet-themed bar (appropriate for the decaying infrastructure and outward bravado) that brought together jazz musicians of all ages and later, roots music, house music, and rhythm and blues, a venue that fused the jazz history of the street with trendier club themes for the proletariat. When Woodroffe became the general manager, "he made it much cooler than I would have," said Englert. "I thought we should have a 200 pound go-go dancing babushkas shaking their rumps and table side cabbage roll preparation." Yum.

The crumbling building and divisions within the partnership eventually took their toll on Englert, who pulled out of the project - his fifth or sixth bar - because of differences with the owner of the two buildings, Henry McCall. "He was a real character," said Englert of the man who lived - let's say modestly - on Alabama Avenue in southeast DC, and had little financial capacity or personal wherewithal to improve the building, nor interest in selling. Add the strained politburo-style partnership ("ten people owned it, three did all the work"), and the business folded in 1997. "So we had a revolution," said Englert. "The State of the Union was a failed Socialist republic." In its wake, Englert fled the corridor for H Street's Atlas District, where it might be said he had more success.

And so the building that was once a center of U Street's gentrification continued its decline. Prior to 2007 1355 U Street was worth $1.5 million dollars. Despite their peak value, by 2010 the properties were listed in the Notice of Real Property Tax Sale for arrearages of $73,758.59 for 1357 U and $19,087.20 for 1355 U Street and scheduled for auction. The back taxes were paid, and McCall's family, who inherited it when he died three months ago, plans to keep and rent the one that's in better shape at 1355 U Street. Norris Dodson, the listing agent, notes that the family prefers a tenant that's not a bar or club "though the owners are trying to be open minded," said Dodson. The property has been on the market since September and the rate has dropped at least once to $7500 per floor.

And as for Englert, the businessman behind many of the area's watering holes, from Dupont's Big Hunt and Lucky Bar to DC9, to the Pour House and Capitol Lounge on the Hill, took a special liking to the eastern half of DC, having invested in The Pug, Rock and Roll Hotel, Granville Moore's and The Argonaut, which had reopened recently after a fire. He's sticking with H Street, with plans for more restaurant and bars to come. Next up? Rumor has it Englert is writing a book on the history of H Street, and has plans to open a barbecue joint called Joe's Coal and Ice House, perhaps for this summer. Sounds strange; we'll see if it works.

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Utopia Construction On Track for Fall 2011

Some folks in the District have fast developed a hankering for the hot dog that's the main attraction at ChiDogo on 14th Street- a Chicago style dawg that's a lively combination, juxtaposing salty and sweet, fat and acid. Served on a poppy seed bun, dressed with a dill pickle, tomatoes, relish, and mustard and sprinkled with celery salt for good measure, the dawg can't be had for long. Despite that ChiDogo is the newest kid on the block having opened just three months ago, its tenure will be short lived: the building is slated for demolition this fall to make way for Utopia.

Conceived by Georgetown Strategic Capital (GSC), the Utopia development will serve up 220 rental units and 20,000 square feet of retail. Eric Colbert & Associates have moved forward on the drawings, says Robert Moore of GSC, with plans for completion of the drawings by spring. "The design is shaping up to be a very attractive solution, combining a sensitivity to the historic buildings and materials with a modern flair as Colbert has demonstrated in some of his other work," says Moore. Colbert & Associates also designed Church Place condos, The Hudson on P Street, The Floridian on 9th Street and The Rutherford on 13th Street.

ChiDogo, located at 1934C 14th Street, isn't the only business on the strip with numbered days: also on the chopping block is the United Supreme Council building, the Domino's location, Taco Bell and Kentucky Fried Chicken. The buildings which house Ace Check Cashing, McDonald's and El Paraiso are historic and will remain intact.

Utopia's facade is to be terraced so it blends with the surrounding rowhouses as opposed to coming off as a behomoth of the block. That may be a tall order, considering: at 90 feet high, it's set to become the most towering building in the neighborhood. Colbert & Associates maintain that they have been sensitive to community concerns, having met monthly with groups such as the ANC, Dupont Circle Conservancy, and the city's historic preservation staff.

Creating Utopia can be disquieting work. The project has been an on again and off again venture that began in 2008 and was granted an extension to November 2012 by the Board of Zoning Adjustments (BZA) this past June. The group had trouble securing funding for the 93.5 million-dollar project during the flagging economy, but has since rebounded. Once permits are obtained, Moore expects a year-long construction period: a rather aggressive plan, but kudos if they can pull it off.

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Historic U Street Building to Get New Life

A historic and vacant building on U Street - first a post office, more recently a night club - will now be redeveloped with office space and retail in mind. Local developer Rock Creek Property Group purchased the early 20th century building at 1438 U Street for $2.75m on December 29th and is working through ideas on how to convert and market the site.

RCPG principal Gary Schlager says his team is looking at several options for the site, focusing on retail and non-profit uses with the potential for a residential development on top. "It's an ideal not-for-profit headquarters location, for lease or purchase. On the retail side we'd like to bring in a national or regional user, versus a nightclub, a user that contributes to the block in some way, like a bank branch or furniture store." Rock Creek Property Group purchased the site from The Harbor Bank of Maryland as a foreclosure after other groups had the building under contract but were unable to bring it to settlement.

Schlager adds that the 12,000 s.f. building has the zoning capacity for 25,000 s.f., leaving open the possibility of residential levels above. "That's something we're just exploring as a possibility. We're about to start marketing the property, and we're testing the viability of each use." The structure was most recently home to Station 9 nightclub, and Schlager says the group will start interior demolition of the fixtures and infrastructure from that use within the next 30 days. "We're going to be exposing the brick on the inside...it will be very cool and hip," a welcome contrast to the nightclub's interior design choices. RCPG is the sole owner of the building and will be using its in-house construction team for the demolition.

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Florida Ave Jungle to Make Way for Condos

The overgrown lots at 1421-1423 Flordia Avenue NW have changed hands several times over the last few years, but finally rest in the palms of a developer intent on moving forward with construction. Originally attracting the interest of Kady Group some time ago, the properties were acquired by Bogdan Builders in 2007 for $550,000, and now the paperwork is all but signed in a deal that sees the vacant lots into the arms of Sassan Gharai, founder of SGA Companies. In September, Gharai presented his plans for a six-story, 16-unit condominium to the Meridian Hill Neighborhood Association, and last month Chris Colross of SGA Architects presented his firm's plans to the Historic Preservation Review Board (HPRB). The Board adhered to assigned reviewer and preservation specialist Eldra D. Walker's recommendation to "approve the proposal in concept, delegating final approval to staff."

Rising 60 feet, the masonry clad apartment building will stack ten 2-bedroom/2-bath units and 4 studios atop an eight-space ground-floor garage. The roof of the garage will support a first-floor terrace garden, and each unit will feature either a full or Juliet balcony. While the proposed setback penthouses and an 8-to 12-foot elevator overrun are not counted toward a building’s height and do not require a zoning variance, the project still must go before the BZA, as the parking garage will require the frequently unpopular curb cut on Florida Avenue, resulting in the loss of one parking space (gasp).

Fitting snuggly into the rapidly transformed Greater U Street Historic District, SGA offers their staple - a traditionally inspired design sampling materials found throughout the storied neighborhood: brick, 2/2 windows, stone accents, and metal panels. "The building’s front, side and rear elevations will be fully articulated with ordered fenestration, brick pilasters with stone caps, and horizontal bands of stone," explains Eldra D. Walker, while "large recessed brick panels and a modern embattlement will crown the new structure." Despite the building's height, Walker found the architectural aesthetic to be "understated, calm, and residential in character."

Gharai seems to have his hands full designing and developing as of late, with news that his long-delayed Ecco Park is "back on track." Since Gharai delivered the Butterfield House in 2008 in the market has seen better days, to say the least, but some developers apparently smell a recovery. Quoted recently in the Takoma Park Newsletter, Gharai explained the significance of his decision to kick the 235 Carroll Street NW project back in gear: “I think what it shows is the market’s finally coming around because the banks are willing to lend again.” His optimism must also be the inspiration behind his plans to acquire and develop the lush Meridian Hill property, and hopefully a sign of more good news and development activity to come.


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JBG Razing Residential Hopes on 14th Street

14th Street appears to have crossed the last hurdle to its next big project, now that the JBG Companies has filed its application to demolish a strip of properties along 14th Street between S and Swann Streets. JBG says construction will begin this year to build its condo project on the site of the historic Whitman-Walker Clinic. Matt Blocher, a Senior Vice President for JBG, said "it is our goal to begin construction in late 2010; the construction timeline is estimated to be 20-months."

The seven-story building, designed by Shalom Baranes, will bring 120 residential units to the 14th Street Corridor/U Street area. A below-grade parking garage will offer at least 90 spaces to serve both the residential and retail needs.

According to plans submitted to the Historic Preservation Review Board, the 14th Street side of the building will have four five-story "vertical projecting bays," and the seventh floor will be set back and largely composed of glazed glass. The District's Zoning Commission has already approved changes to the roof design that will maximize rooftop recreational space. To beautify the back alley, the designers proposed a "panelized brick wall" that might, designers say, be partially hidden by vines growing down from rooftop planters.

Retail will be available on three sides: on the north, south, and along 14th Streets, the main residential entrance will be off of S Street. Ground floor retail of 18,000 s.f. includes 200 feet of frontage on 14th Street and 110 feet of frontage on S and Swann Streets. The 14th Street frontage required an exception to the Arts Overlay to allow a higher percentage of dining or drinking space. The Overlay requires that no more than 25 percent of "linear footage" be used for eating and drinking establishments. The developers received approval for the exception from the Board of Zoning Adjustment in February of 2009.

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Buying Time for Utopia

This week the Board of Zoning Adjustment (BZA) granted a two-year extension to Georgetown Strategic Capital LLC (GSC) for the planned Utopia development at 14th and U, painting a hazy picture for the future of the site. In April, Robert Moore of GSC hinted that his firm might make an announcement "hopefully in the next couple weeks" about financing and a timeline. To date, no announcement has followed and now the developers have secured an extension for the project, plans for which will not expire until November 13, 2012. Moore could not be reached for comment on the BZA action.

GSC received original approval in November 2008 and the zoning exceptions would have expired this coming November. A May filing by GSC was met with approval this week after the firm sent a notice to all involved parties, including the ANC, none of which submitted a response objecting to the extension.

In April, Moore said once the team secures financing for the $93.5 million project they will put together construction drawings and obtain permits, reportedly over the next nine months. Moore said construction would likely begin in 2011 and complete in 2012. Utopia will provide 220 residential rental units on the corner of 14th and U Streets, with the building and all entrances facing 14th Street and incorporating some of the historic facades on U.

The new project will offer 150 parking spaces to service both retail and residential uses. The building with be tallest on U Street at 90 feet, stepping down to 65 feet, then 45 feet on the south side as it moves away from U Street and will include 20,000 s.f. of retail and a roof top pool. Eric Colbert & Associates designed the mixed-use project.

UPDATE: Robert Moore of GSC reached out to DCMud to provide a brief update on the project. Moore said his team is still wrapping up financing and a joint venture partner agreement. Financing in terms of debt financing for construction is still "a long way off" he added. That said, Moore hopes to obtain permits "over the next 12 months" and that he is "pretty confident" that the project will be in the ground in the beginning of 2011.

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