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.

Washington D.C. real estate development news

Adams Morgan Church Hotel Project Makes Its Case

In a spirited zoning board hearing last night, the Friedman Capital Advisors and Beztak Companies' - developers for the Adams Morgan church hotel - presented a strong case in support of the project, while critics found themselves on the ropes - at one point, with deliberations becoming so heated that a screaming woman in the audience had to be escorted out by security.

It was a striking contrast with last week's hearing, in which developers were roundly and repeatedly rebuked by the board for a late and insufficient submission.

This hearing kicked off with Councilman Jim Graham reading a statement in support of the project.  Treated with worshipful deference by the board, Graham said the hotel was "overwhelmingly supported and endorsed by residents.  I live about two blocks away from the location myself."  He also defended the controversial $46 million tax abatement given to the developers, stating "this project will create jobs, and they can't build this project without the abatement."  (Can't or won't, though let's give the honorable councilman the benefit of the doubt here.)

Graham also presented the hotel project as something of a last chance for the historic 100 year old First Church of Christ, Scientist facade, as the owners have vowed to sell it to other developers if the hotel project falls through, and "if that happens, the church will be lost.  Which no one wants."  Graham went on to acknowledge that there were still people who had legitimate objections to the project, but that it should move forward.

Board member Peter May, the lone skeptic, asked Graham to elaborate on these legitimate objections.  Showing why he's survived in politics all these years Graham adlibbed a meandering non-response that included the phrase, "projects like this deal with challenges all over the city.  All over the world!"

Vice Chairman Marcie Cohen shared neighborhood concerns about traffic, saying she walks her dog on Champlain all the time, and "always notices lots of traffic, and parking on both sides."  (Anyone who frequents the Adams Morgan area has surely noticed the same.)

But a traffic consultant swore that after reviewing the traffic impact analysis, the hotel would not create more traffic.  Cohen, clearly skeptical, asked, "So even though it'll be heavily traveled and there'll be increased movement with taxis, et cetera, there's no significant impact?"

"No," said the consultant, "No significant impact."  There followed a long silence in which everyone debated internally whether to trust the science.  There followed a long presentation by the developers, which contained a few interesting tidbits.

- Chopping off the top floor increased per-room costs to $530,000, from $486,000; $500,000 per room is the industry threshold for profitability in a project like this, so the loss of that extra height could be a significant blow.

- The building will seek LEED Silver certification, at least.

- Assuming the zoning board gives approval, developers are looking at a hearing with the HPRB around Thanksgiving.

- Under questioning about a vague section of the plans, it emerged that the toilet exhaust fans blow out into the courtyard.  "This seems to be problematic," said one board member.

And then there were the fireworks.  After it emerged that a man who claimed to represent a group of Champlain Street residents under the name "Champlain Street Neighbors," only represented one actual Champlain Street resident, and seemed to have padded his resident list with inaccurate and/or questionable names, the board went on the offensive.  Chairman Hood noted it was a "federal offense to falsify a federal form," and moved to revoke the organization's party status.  Under questioning, the man's case seemed to fall apart, and his sub-Jim-Graham-level adlibbing skills ("How many people on this list live on Champlain Street?"  "Yes.") only further annoyed the board.  Hood accused him of submitting "misleading documents" and was "very taken back" and intended to "talk to legal counsel."  When a woman in the audience loudly protested this, Hood had her removed from the hearing, and called for a recess.

The recess seemed to calm everyone's nerves, though it was getting late and Hood moved to end the hearing.  The next meeting was set for October 10, and judging by the tone of this latest hearing, the hotel project is well on its way.

Washington D.C. real estate development news

Shrinking AdMo Hotel Rebuked By Zoning Commission

In a brief but heated zoning board hearing on Thursday night, representatives for the Friedman Capital Advisors/Beztak Companies' controversial hotel project in Adams Morgan received a series of stinging rebukes, after botching their documents submission.  Though required to submit any amendments 21 days in advance, developers submitted the newest amendments on Tuesday evening, with disastrous consequences.

The proposed project, which has been n the works for over four years, encompasses properties at 1770 Euclid Street NW, and 2390 Champlain Street NW, and consists of just over 42,000 s.f. of space currently occupied by the 100-year old First Church of Christ, Scientist, a parking lot, and a small office building.  The OPX Global-designed plans call for up to 227 rooms and 174 parking spaces; Thursday's hearing was primarily to discuss changes to the building's proposed 90-foot height (which has been extremely problematic) and to the number of parking spaces.

However, these changes were never addressed, as members of the zoning commission raised serious concerns about the timing, quality, and adequacy of the submitted papers.

Vice Chairman Marcie Cohen feared the community had not had time to review the latest plans.  Commissioner Michael Turnbull objected strongly and at length to the quality of the renderings that the board was given.  "I only have little tiny drawings.  You need full size ones.  Black and white is unacceptable, I need color.  I need a ground floor plate that shows the entrance, the lobby, et cetera.  These little black and white cartoons don't convey what the building actually looks like.  They're muddy, they're not accurate."

The roadblock comes at an unfortunate time, falling just a day after the project's developers won support from the Office of Planning as well as a local group that had obstructed the hotel over height concerns.  Friedman / Beztak had agreed to drop the height from 81 feet to 72 to appease height activists despite broad support from the greater community.  Friedman also had to agree to make numerous repairs at the Marie Reed Center as a condition of the neighborhood's approval.  Last December the developer had agreed to reduce the height from 92 feet after a similar slap-down from the Office of Planning.

Still, zoning commissioners weren't impressed.  Peter May, though he began by damning the project with the faintest of praise ("Generally speaking, the development of this case has been positive.  I don't know that it's been positive enough, but it's been positive."), was the sole supporter of moving forward despite the late submission, asking his fellow board members if there was some way to mitigate the damage, and pointing out that if they were to turn down the amendment, they'd have to reschedule the hearing for sometime in December.

Chairman Anthony Hood didn't have a problem with that.  "The way this was presented to me, I don't have a problem waiting until December," he said.  Hood, like Cohen, had concerns that the community hadn't received a fair chance to review the changes, and was clearly irked by the last-minute submissions.  "I spent the weekend reviewing stuff [for this case] and then I get all this stuff on Tuesday. It's not ... popular."

Perhaps encouraged by Hood's apparent irritation, Vice Chairman Cohen quickly moved to cancel the hearing and to refuse to even acknowledge receiving Tuesday's controversial packet.  However, after May pointed out that if they went that route, the developers would have to "get back in line for a hearing date," the board moved instead to simply push the hearing to the 13th.  After a series of procedural moves designed to delay the business at hand until next week without setting everyone back to square one, it was suggested that the applicant be allowed to explain why the submission was so late and so shoddy.

"I really don't want to hear from the applicant," said Hood.  But cooler heads prevailed, and the project's representative was allowed to speak.  Apologizing for the late submission, the representative promised to make all materials available to the community, to submit better drawings, and to observe the proper regulations governing the timing of submissions.  He then pointed out that the changes at hand had been made to address the District's and the community's main concerns; a reduction in height, and a reduction in the number of parking spaces.  "These could make supporters out of a lot of objectors, or at least take people who are against this project and turn them neutral," he said.

However, after reps from ANC1C declined to comment on the new plans ("We've received three sets of documents in the last 72 hours; we're not prepared to comment."), the meeting was quickly adjourned, postponed to next week.

The (non) hearing can be viewed online.

Washington D.C. real estate development news

Your Next Place

First impressions are vital, and this duplex co-op impresses from the moment you walk in, the foyer lit from far above by a huge skylight.  It was a lot like that time I met my girlfriend's parents and refused to take my sunglasses off the entire meal (what, I was hungover!), except, you know, the complete opposite.

From the entry level you ascend to the main level, which features a huge triangular living area.  The skylit dining area is next to a wall of french doors, which open onto a panoramic view of the city.  Next to that is the superlative kitchen.  Look at that diamond-shaped, marble-topped island!  Look at the custom cupboards, the commercial-grade appliances, the six-burner stove that comes equipped with a griddle!  The gap between the quality of your cooking and the quality of your kitchen will never be larger.  There's also a beautiful study, for your studying (just kidding, being an adult means not ever learning anything ever again), and a truly fine master bathroom that's far too nice for the disgusting things you're going to do in there.

The unit comes with a parking space (indispensable in Adams Morgan) and storage.  Also, the prospective owner will have the rights to build a private roof deck.  I don't know about you, but designing and building your own roof deck sounds like a no-brainer.  I'd just cover the entire roof with Slip-n-Slide material, put up a padded barrier around the edge's perimeter, and let loose.  Yes, I'm 33 years old.

2370 Champlain St. NW #34
3 Bedrooms, 2.5 Baths
$775,000