Vacant Lot In 14th Street Corridor to Be Mixed-Use Building

The Zipcar lot at the corner of 14th and Corcoran is likely to be replaced by a seven-story mixed-use development, as the concept design was recently recommended for HPRB approval. The Hickok Cole Architects-designed building at 1617 14th Street, NW would feature ground-floor retail and six stories of dwellings on the site, which was formerly an Amoco gas station. The proposed building would be bookended by "a row of early 20th century commercial buildings" on the north and, to the east on Corcoran Street, "a coordinated row of Italianate rowhouses." On the opposite corner is the historic and Romanesque John Wesley AME church (pictured below), and right next to it is the Central Union Mission building.

According to the HPRB report, the design calls for a "five-story masonry block fronting on 14th Street," with another slightly smaller four-story masonry block facing on Corcoran. Each block would feature "punched windows deeply set within the masonry walls." Along 14th Street, plans call for "projecting storefronts," as well as a "vertical projection consisting of canted glass bay windows extending to the top of the fifth story." The six and seventh crowning stories would be built of metal and glass, with each floor offset with the other, and "wall planes broken between apartment units."  According to the report, "design intent is to provide a contrast between the more formal, disciplined masonry blocks below with the more dynamic canted glazed upper stories."  Developers are seeking zoning variances to decrease the parking spaces requirement, and to increase the building's height to allow for the elevator overrun.

The staff evaluation of the concept design found that "the design has been developed in recognition of its site, influenced by the large auto showrooms along 14th Street (all long since replaced), the smaller-scaled rowhouses on Corcoran, and its location in the Uptown Arts District. The reports finds the height and masonry "compatible and complementary" with the church and the mission, with the building's stepdown and smaller windows on the Corcoran side preserving a successful relation to the adjacent rowhouses. The report goes on to heap praise upon the "exemplary" juxtaposed design of the top floors; whereas most buildings in the area are "begrudgingly recessed simply in an effort to squeeze additional space while trying to make the building appear smaller," this building's "setbacks and unusual geometry" result in "a harmonious juxtaposition of design elements and a distinctive roofline."

The site was formerly approved in 2005 for a similar steel-glass-and-limestone building, designed by Brennan Beer Gorman Architects and developed by FLGA, LLC, a decision that, at the time, created a minor controversy, as the similar "Rapture Lofts" project at 14th and T was rejected by the board, raising accusations of preferential treatment from some community members.

Washington D.C. real estate development news

Morning Real Estate Review

Waiting on Walmart (Examiner)  While Walmart's bold and impending arrival in DC has been missed by no one, the retail behemoth has yet to make make much progress, having broken ground on only one site as it seemingly finds itself mired in the development process.

Montgomery County lagging in filling office space (Examiner)  Maryland office vacancy has remained flat while DC has been low and northern Virginia has been falling as Washington D.C.'s southern neighbor has gotten much more benefit from government stimulus money.  Montgomery County has fallen behind, but PG County is lagging even further.

USGBC to hold first green summit for affordable homes (Realestaterama) The leader in green policy will hold a 2 day "summit" at the San Francisco during the Greenbuild International Conference & Expo.

DC United's new owner sees a pathway to a new stadium (SportingNews)  Despite its long history of failing to get financing for a stadium, owners think now might be the time to get a deal done, and city leaders are backing the plan.

Construction spending reaches highest level since 2009 (Realestaterama)  The good numbers for June are 7% higher than June 2011 numbers, evidencing a small trend in more building in both residential and commercial projects.

New Project to Add to H Street Corridor

Thanks to small and not-so-small developments along H Street, the once troubled area is enjoying a renaissance and rejuvenation. 301 H Street, NE is the site of the newest project along the H Street corridor.  Located across the street from completed Senate Square and 360° H Street - Steuart Investment Company's project to build a Giant supermarket and apartments now underway (pictured, below) - 301 H Street is a smaller piece of the development puzzle.

The original lot, pictured above, has 5000 s.f. available for multi-family and retail. Capital City Real Estate shared that although they are still in the permitting and design phase, they plan a mixed-use building with 20-plus condominium units and ground floor retail and/or commercial space. They may also build commercial units available on the second floor and basement.  Permits have been submitted to DCRA detailing the project plans. According to Anthony Bozzi, of CCRE's brokerage company, "the project is still so new and delivery is at least a year out."

Washington D.C. real estate development news

Your Next Place

This house has a rooftop pool.  Not the cleverest opener, I admit, but I feel like we can agree that this fact deserves top billing.  I'd live in a hospital for the criminally insane if it had a rooftop pool.  I'd even live with my parents if they had a rooftop pool.  (Which is sort of another way of saying I'd live in a hospital for the criminally insane.  Though perhaps that's a tad unfair - hospital for the criminally annoying, maybe.)

But even aside from the rooftop pool, this house is one-in-a-million.  Originally two carriage houses, they've been combined into a spectacular, yawning, four-bedroom, five-bathroom living space.  The atrium-like living room is an incredible two stories tall; if you think the silence between you and your significant other during commercial breaks is awkward now, in your normal apartment, just wait until you live here.  The awkwardness will grow to epic proportions!

The dining room and kitchen also sport 20+ foot ceilings, as well as all the high-end finishes you'd expect from a house of this caliber; recessed lighting, stainless steel appliances, hardwood floors, magical phone booth.  Yes, you read that right.  There's a bright red British-style phone booth that magically moves up and down between levels, ie. an elevator, if you insist on being all boring and unmagical about things.  Think of it this way, you'd definitely be the only one of your friends who had a whimsical elevator, unless you're friends with, like, Willy Wonka.

There are three decks up top (yes, three), and each of the four bedrooms features an en-suite bathroom; just a short drunken crawl from toilet to bed!  (Or, since no one else shares your bathroom, just collapse right there on the bathroom floor and sleep it off.  Just try to slide a towel under your face as you lose consciousness, or you'll have the tile-grid imprinted on your cheek the next morning, and everyone at brunch will ridicule you when you claim that it's "just eczema."  I speak here from experience.)

2220 Q Street NW
4 Bedrooms, 5 Baths
$3,999,500

Today in Pictures - St. Elizabeths

After nearly a century of being vacant, the District government opened the east side of St. Elizabeths to the public this weekend.  While construction on the federally-owned west side continues in anticipation of a new home for multiple agencies, the District is still creating a plan for what to do with their half - 183 acres with some of the most notable vistas and architecture in the city - which the federal government turned over to the city 25 years ago.  DC's portion still holds patients like John Hinckley Jr., though far fewer patients than the thousands that filled the asylum in the last century.

Washington D.C. real estate development news

The Ground Floor

Beau Thai, a Thai restaurant, will open a second DC location at 3162 Mt. Pleasant St. in the Mt. Pleasant neighborhood.  The restaurant is taking over the interim library location.

Unleashed by Petco, the smaller, more unique version of Petco, is opening it's second store in the District at 1200 First St, NE.  The proposed start date for the project is late August.

The new Southeast Asian restaurant from restauranteur Mark Kuller, owner of Proof and Estadio, has a name:  Quan.  Grizform Design Architects has been awarded the contract to design the interior.  Details are scarce but the interior will have a "clean Asian feel."

Mayfair & Pine, a gastro pub, has opened in the old Town Hall space in Glover Park.  The husband/wife chef team of Emily Sprissler (a contestant on Top Chef season 2) and Jason Cote will head the kitchen.


Jen Angotti is a DCRE agent licensed in DC and VA.  She also writes Concrete Jungle DC, a blog about real estate and design.

Union Station Master Plan Released

Train shed looking southwest, Image courtesy of Amtrak

Amtrak released details this week of a much-talked-about $7 billion plan for Union Station's tracks, platforms, concourses, and parking that will dramatically overhaul the space.

Under the Union Station Redeveloment Corporation, Union Station is already undergoing a renovation of its Grand Hall.

In a move officials acknowledged was belated, they said the plan would help the nation's capital catch up with other parts of the world with high-speed rail service.  The plan, they said, would eventually triple the station's passenger capacity and double the train service over the next 20 years.  The plan goes hand in hand with plans for a 1.5 billion dollar project by Akridge development, Amtrak's private partner in the project, to develop the air rights over the train tracks into a $1.5 billion mixed-use project called Burnham Place.

Amtrak and Akridge, Amtrak's private partner on the project, released the master plan this week in a press conference attended by city glitterati, including embattled mayor Vincent Gray.

Greenway looking north along 1st Street, Image: Akridge

Burhnam Place, named after Union Station's original architect Daniel Burnham, is part of Amtrak's master plan, and will be developed by Akridge and architectural firm Shalom Baranes.  Developers plan, over the next 15 years, to build a 3-million square-foot mixed use development over the train tracks.  

In 2006, Akridge purchased the air rights to a total of 15 acres over the Union Station rail yard. The $10 million dollar sale marked the first sale of air rights by the federal government. As reported by DCMud, the conceptual construction plan began to move solidly forward and Shalom Baranes was selected as the architect in 2008.

Interior view of the train shed, Image courtesy of Amtrak

The plan envisions 500 hotel rooms, 100,000 square feet of retail, and 1,300 residential units built on a concrete platform over the tracks and supported columns placed throughout the rail yard.  Akridge went through years of technical negotiations with Amtrak before deciding on a construction plan, and the Smart Growth Alliance and Urban Land Institute (ULI) have both voiced support for the project.

Developers emphasize that the project will feature elements that enhance public space and amenities. One such feature includes a 1.5 mile elevated greenway with a bike lane along the west side of the station that will link the NoMa neighborhoods with Union Station and the Metro and connect to the Metropolitan Branch Trail.

Historic control tower into restaurant, Courtesy: Akridge

Plans also call for a "grand plaza" fronting both sides of H Street that will lead into a brand new Train Hall in what developers say will be "a grand northern entrance to Union Station."  

The plan also calls for pedestrian connections with adjoining neighborhoods, a new entrance near First and K Streets, NE, and a plan to turn the K Tower - a control tower - into a restaurant.

Will office workers and urban sky dwellers feel the rumbling of high-speed trains below them?  That remains to be seen.  What is certain is that the plan makes an ambitious promises to bring more natural light into Union Station, even while building above it.  

Plan overview. Image Courtesy of Akridge.  

Blue represents office space, 

Beige is residential, 

Green / yellow is naturally lit space,  and 

Brown is hotel space.

Red circles are vertical connections,

Red arrows are station entrances.