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21 Micro-Condos Above Dupont Office Building Need Parking Relief

Proposed Penelope micro condos in Dupont. Image Courtesy of Valor Development and ALine Architecture. Rendering created by ArchBim Inc.

Proposed Penelope micro condos in Dupont. Image Courtesy of Valor Development and ALine Architecture. Rendering created by ArchBim Inc.

Valor Development is seeking approval from the Board of Zoning Adjustment (BZA) to build as many as 21 micro-unit condos above an office building on Connecticut Avenue in Dupont Circle. The project–now known as The Penelope– had previously proposed bringing eight large luxury condos to the same space.

The five-story office building with ground floor retail at 1337 Connecticut Ave. NW would see its fifth floor converted from office to residential use and a new sixth floor added.

Valor and building owners Endeka Enterprises, LLC. sought relief from parking requirements as well as relief from rooftop structure requirements. The new residential units coupled with the existing office use would require 13 parking spaces, but the site only offers eight spaces.

“The applicant believes the location is better suited for smaller, micro-units. The building is located approximately 300 feet from the Dupont Circle Metrorail Station, making it an ideal location for residential use, as well as density. It is also ideally located between the downtown business district and the residential community of Dupont Circle, making the love-work balance much more convenient for its residents,” according to a document filed with the BZA.

The project hearing, scheduled for Tuesday, was delayed until March 3.

The architect of record for the project is ALine Architecture.

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Featured Properties by Lindsay Reishman Real Estate

Hine Development to Move Forward

Hine project site in Eastern Market. Image courtesy of Stanton-EastBanc.

Hine project site in Eastern Market. Image courtesy of Stanton-EastBanc.

Request for En Banc Denied

The DC Court of Appeals has denied the petitioners’ request for rehearing en banc of their lawsuit objecting to Stanton-Eastbanc’s plan to redevelop the site of Hine Junior High School on Capitol Hill. The court’s action opens the way for the project to proceed this spring.

Stanton-Eastbanc, now poised to create a new $150 million development, won the right to redevelop the District’s parcel through a competitive bid process initiated by the District government in 2008.

The Zoning Commission issued the order approving the planned unit development (PUD) application in Oct. 2012–nearly a year after Hine School development team Stanton-Eastbanc filed its PUD–and later reaffirmed its decision in March 2013.

The Zoning Commission approved the proposal to bring a 461,946-square-foot mixed-use residential, office and retail project to Pennsylvania Avenue, across from the Eastern Market Metro station. The project will include between 150 and 180 residential units, of which 46 will be designated for affordable housing and of those 17 will be reserved for senior housing. The new development will bring as many as 330 parking spaces to two levels of below-grade parking.

Stanton-Eastbanc sought a approval from the Commission to maximize height and density and to change the zoning on the property, among other requests and exceptions.

One of the more controversial requests included in the PUD was that a portion of the property be permitted a height of 94.5 feet to accommodate the elevator overrun. Nearby residents objected to the impact the large structure would have on their historic two- and three-story townhomes. Ultimately the commission allowed the height increase of the office component of the project because that height was deemed “essential to the successful functioning of the project,” according to the October 2012 order.

In exchange for the requested relief and the approval of a project larger than would be permitted under the site’s zoning, Stanton-Eastbanc committed to a variety of public amenities, including the reopening of C St. SE, a new public plaza, affordable housing, and accommodations for the weekend flea market that currently uses the school’s parking lots for vendor tables and parking.

“We are delighted to finally move forward. We plan on beginning remediation of the building mid February. That should take about 60+ days; following which we will begin razing the building. We are meeting with neighbors and flea market to inform and to coordinate,” stated Kenneth A. Golding, principal Stanton Development.

“Absolutely wonderful news.  I have always been convinced this project will transform Capitol Hill in positive ways.  It’s time to get it built!” stated Kristin Oldbenburg, Chair ANC 6B.

Reporting by Andrew Lightman and Shaun Courtney.

This story originally appeared on The Hill Rag:  http://www.capitalcommunitynews.com/content/hine-development-move-forward#sthash.VLm8f6jC.dpuf

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Retail, 27 Condos Proposed for H Street, NE without Parking

 

Rendering of the proposed development for 1371-1375 H St NE. Image courtesy of New Legacy Partners, designs by Bonstra Haresign.

Rendering of the proposed development for 1371-1375 H St NE. Image courtesy of New Legacy Partners, designs by Bonstra Haresign.

New Legacy Partners, a developer focused on in-fill development in D.C.,  proposes to bring 27 condos on five levels above 2,400 square feet of retail to 1371-1375 H St. NE, but will need relief from parking requirements because the landlocked site will not provide any parking.

Ronald Eichner, managing member of New Legacy Partners, presented his project to Advisory Neighborhood Commission 6C (ANC 6C) Wednesday. The site abuts new residential project, The Maryland at the rear, fronts on H Street and is wedged among a mixture of commercial and retail buildings.

New Legacy Partners propose to bring a mixture of studios, one- and two-bedroom units that Eichner said will likely run “north of $500″ per square foot.

The breakdown as proposed would be:

  • 17 studios at 450 s.f.
  • 8 one-bedrooms at 656 to 715 s.f.
  • 1 one-bedroom plus mezzanine at 1,161 s.f.
  • 1 two-bedroom plus mezzanine at 1,211 s.f.

The 2,400 square feet of retail space will take up the first 14 feet of the ground floor height. Eichner said his firm has a signed letter of intent from a tenant that is neither a bar nor restaurant, but said at this point he is not at liberty to say who that tenant is.

The landlocked project does not have alley access to provide parking options from the rear and the buildings location on H Street precludes it from securing a curb cut to access a below-grade parking garage because of the H Street overlay.

To try to offset the lack of parking, the project proposes to provide a secure bike room with space for 32 bicycles and a bike repair station, a RideDC transit screen in the lobby and by providing residents with an introductory car-share and bike-share membership.

Dan Golden, chair of the ANC 6A Economic Development and Zoning Committee, said he confirmed with the District Department of Transportation that the address for the H Street development is on a list of properties not eligible for residential parking permits (RPP), meaning residents with cars would not be able to park on local streets.

In moving to support the project ANC 6A did so contingent on the developer also writing in restrictions into the covenant of the building, the building’s bylaws and each lease that residents would not be able to secure RPP.

In response to concerns that the project does not meet the design requirements of the H Street Overlay, Eichner said the architecture of H Street is changing.

He said his architects at Bonstra Haresign anticipate the future of H Street as a mix of new and historic and that this design “looks to the future context” said Eichner.

The case will go before the Board of Zoning Adjustment March 10.

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26 Shipping Container Units Proposed Near H Street, NE

The Kramer Street, NE lots currently the subject of a solicitation for offers by the Department of Housing and Community Development.  Image courtesy of DHCD.

The Kramer Street, NE lots currently the subject of a solicitation for offers by the Department of Housing and Community Development. Image courtesy of DHCD.

A District government lot in the Rosedale neighborhood just east of the H Street corridor could be home to 26 new condominium units built from shipping containers if the same design team behind Brookland’s SeaUA project wins the right to redevelop the lot now the subject of a solicitation for offers from the Department of Housing and Community Development (DHCD).

Three developers presented their visions for how to bring affordable (and market-rate) housing to the 1600 block of Kramer Street, NE to the local Advisory Neighborhood Commission’s (ANC 6C) Economic Development and Zoning Committee Wednesday night.

The three teams at the ANC 6C meeting were Mi Casa, Inc., Manna, Inc. and Neighborhood Development Co.

Neighborhood Development Co. proposes the shipping container development. Their project under its current design would include:

  • 13 total flats with 2 units per flat for a total of 26 units
  • Units would offer 2 bedrooms, 2 baths, a kitchen and living areas
  • Two units offered at 50% Area Median Income (AMI), 8 units at 80% AMI and the remainder at market rate
  • The project would not offer parking as proposed, which would require a variance from the Board of Zoning Adjustment

Neighborhood Development Co. is working with Travis Price Architects, the design team behind the shipping container development in Brookland.

One resident questioned whether the style of a shipping container development would work within the historic context of Rosedale.

“History is defined by its changing moments and in many ways our culture has shifted,” said Price. He said the project offers an opportunity to add a new element to the changing neighborhood.

In response to concerns about parking the project Michael Giulioni, presenting on behalf of the developer, said parking is open for discussion and that his team would consider creating as many as 16 compact car space for the site if that’s the feedback they receive from neighbors and the District government. Price also noted that they are not absolutely set on the density of 26 units and that the project presented Wednesday would change in response to community feedback.

The two other projects raised similar concerns about parking, though both proposed to offer one parking space per unit.

Manna, Inc. proposes:

  • 10 houses with one parking space each in the rear of the property
  • Four units of affordable housing (2 at 50% AMI, 2 at 80% AMI)
  • A mixture of two- and three-bedroom units
  • Widths of 19 to 22 feet per home
  • Materials to include a mixture of brick and siding

Mi Casa, Inc. with designs by Inscape Publico architecture proposes:

  • 12 houses  with one parking space each in the rear of the property
  • Each unit would have three bedrooms, one and a half baths
  • 10 units of affordable housing (5 at 50% AMI, 5 at 80% AMI) and the remainder at market rate
  • Homes would meet zero net energy requirements through solar energy–the houses will produce more energy than they consume.

DHCD released the solicitation for offers in November and responses are due by Feb. 19.

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REI Confirms Lease for Uline in NoMa

REI Confirms Lease for Uline in NoMa

REI is hosting an event at Union Market next week to “celebrate” its new store coming to NoMa, adding much more certainty to the retailer’s plans to come to rapidly developing neighborhood in NE DC, the Washington Business Journal reports.

The outdoor gear and supply store will be the anchor tenant at Douglas Development’s Uline development, 1140 3rd St. NE, near the NoMa Metro and a few blocks south of Union Market.

Uline, the site of the first Beatles’ concert in the U.S., will include 70,000 square feet of retail and 174,000 square feet of office space.

In December Paul Millstein of Douglas Development told the local Advisory Neighborhood Commission that REI would be their tenant, but the event announcement from REI today is the closest the company has come to confirming their future plans for NoMa.

 

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The Bike Rack and Filter Coffeehouse and Espresso Bar Opening February in Brookland

Brookland Works. Courtesy of Bozzuto Group.

Brookland Works. Courtesy of Bozzuto Group.

Monroe Street Market’s retail and dining tenants are opening and expanding services in their new homes in January and February: next up The Bike Rack and Filter Coffeehouse and Espresso Bar will open a shared space in February.

Monroe Street Market is a new development in Brookland made up of three new buildings, the Cornerstone, Brookland Works and Portland Flats. The project team includes real estate services company The Bozzuto Group and development and construction company Abdo Development.

Busboys and Poets opened New Year’s Eve for services and starting Saturday, Jan. 17 will expand its offerings to include weekend brunch. The Brookland location for the local cafe features the first collaboration with Politics and Prose, which operates a small bookshop at the front-end of the restaurant.

The Bike Rack and Filter Coffeehouse and Espresso Bar plan to open their shared space along the Arts Walk across from Brookland Pint, the first expansion location from Meridian Pint on 11th St. NW in Columbia Heights. The Bike Rack has a location in Logan Circle and Filter has locations in Dupont Circle and Foggy Bottom.

“We’re pleased to see these wonderful retailers open their doors to the Brookland and Edgewood communities,” said Toby Bozzuto, president, The Bozzuto Group, in a statement.

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Streetcar Will NOT Begin Service Week of Jan. 19

Streetcar Will NOT Begin Service Week of Jan. 19

Despite being one of the last promises made by the outgoing Vincent Gray mayoral administration was that the H Street streetcar would begin running some time during the week of Jan. 19, WAMU now reports that passenger service will not begin next week.

In December, Gray said the new transit line was “exceedingly close” to being ready for passenger service.

WAMU reports: “Launching the streetcar next week has been ‘taken off the table,’ according to a source with knowledge of project planning.”

The new Mayor Muriel Bowser administration is evaluating the entire 2.4 mile section of the H Street streetcar and the program in general, the source told WAMU.

Bowser has not commented on the streetcar’s status.

Image: Streetcar testing on H Street, NE. Image courtesy of DDOT. 

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Trammel Crow’s SW Church, Residential Project Gets 2-year Extension

Residential and church structures proposed for 222 M St. SW. Image dates to 2011 from PUD submission.

Residential and church structures proposed for 222 M St. SW. Image dates to 2011 from PUD submission.

The proposed mixed-use church, residential and community center at 222 M St. SW received a two-year extension to apply for permits between now and January 2017.

Developers Trammel Crow and CSG Urban Partners along with church partner St. Matthews Lutheran Church successfully made the case that an appeal by project opponents to the DC Court of Appeals and ongoing delays in the completion of the 17th Street levee by the U S Army Corps of Engineers  resulted in the project being unable to obtain necessary government approval and permits. Their initial Planned Unit Development (PUD) approval from 2012 stipulated that the deadline was Jan. 14.

The approval, secured from the Zoning Commission Monday, will allow the developers until January 14, 2017.

The project will bring a new church sanctuary,  community center, underground parking and loading, and 217 residential units to the former site of St. Matthew’s Church, which was razed in 2008. In all the project will total 208,489 square feet, offer between 138 and 164 parking spaces, and the residential building will reach 11 stories–110 feet high, not including the penthouse.

The site is bounded by M Street SW to the north, Delaware Avenue SW to the east, and the Carrollsburg Square Condominium Association and Carrollsburg A Condominium complex to the south and west. The residential building will sit on the western side of the property and the church sanctuary will be located at the northeast corner. There will be a large outdoor courtyard at the southeast of the property, which will be open for public access from dusk until dawn.

222 M Street SW residential building. Image dates to 2011 from PUD submission.

222 M Street SW residential building. Image dates to 2011 from PUD submission.

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Four Ridge Street Flats Approved without Parking

448 Ridge St NW as seen from the street. Image from BZA records.

448 Ridge St NW as seen from the street. Image from BZA records.

Suzane Reatig Architecture‘s plans to bring four two-unit flats to the 400 block of Ridge St. NW received approval to proceed without providing any parking, so long as the leases for any future tenants and the covenant for the land stipulate that residents may not have cars.

The Board of Zoning Adjustment (BZA) approved the plans without the required three parking spaces, noting the absence of alley access for the lots, lack of support for curb cuts and proximity of the future flats to the nearby Convention Center Metro station.

“The board takes very, very seriously granting parking relief,” noted BZA Chair Lloyd Jordan.

When Nooni Reatig, a resident of Ridge Street, took her plans to Advisory Neighborhood Commission 6E (ANC 6E) in October, she faced opposition from neighbors concerned about the impact the project would have on already tight parking on the street just blocks from the Convention Center. Reatig made the case that the site does not have alley access to allow rear parking and that the Historic Preservation Office and the District Department of Transportation are not inclined to allow new curb cuts to enable front parking.

ANC 6E voted to oppose the requested relief because of neighbors’ concerns about parking.

During the BZA hearing Tuesday, the Office of Planning reiterated its support for the site–highlighting the same site constraints Reatig argued should qualify her development for an exception.

ANC 6E Commissioner Rachelle Nigro reminded the BZA that her ANC opposed the parking relief.

Jordan proposed a motion that would allow the development to happen and prohibit future tenants/residents from parking on area streets. The BZA passed a resolution to grant the parking relief provided the lease of all tenants contain a provision that tenants cannot have cars and that there be a covenant filed with land saying residents of the property cannot have cars and cannot have RPP should an enforcement mechanism become available in the future.

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CAS Riegler Plans Condo, Retail at SE New York Pizza Site

 

New York Pizza at 1401 Pennsylvania Ave. SE.

New York Pizza at 1401 Pennsylvania Ave. SE.

CAS Riegler is in the early stages of planning an 80-unit residential building with about 15,000 square feet of ground floor retail at 1401 Pennsylvania Ave. SE, currently the home of a New York Pizza, Capitol Hill Corner reports.

The new building would be located directly across Pennsylvania Avenue from the Potomac Avenue metro station and less than a block from Jenkins Row, which includes a Harris Teeter grocery store.

Capitol Hill Corner writes:

“CAS Reigler representatives met with the Office of Planning yesterday to discuss the concept.  According to Robin Bettarel, CAS Reigler’s Director of Development, OP expressed support for family sized units.  Much of recent residential construction on Capitol Hill has focused on smaller units.”

Bettarel reportedly told the community that the project is still in the early planning phase–they are uncertain whether they will work within the 50-foot height limits or seek more height and density through a planned unit development–and it would be potentially years before construction could begin.

New York Pizza’s owners had planned to go before the Advisory Neighborhood Commission in May seeking a special exception for a fast food operation to open a location at 1400 Pennsylvania Ave. SE in a much small retail space across from its current home. They withdrew their request prior to the meeting.

At the time Capitol Hill ANC Commissioner Brian Flahaven wrote on his blog, “I’m still puzzled why NY Pizza would seek to operate the same restaurant on both sides of Penn Ave.”. Now we know.

The retail space at 1400 Pennsylvania Ave. SE is still not occupied and currently there are signs from retail broker Street Sense seeking potential tenants.

On Capitol Hill CAS Riegler is known for its work on the Edmonds School.

CAS Riegler also have several other projects in advanced planning or proposed throughout the city. In Dupont the developers are still negotiating with community groups to develop a new condo project adjacent to a proposed new St. Thomas Episcopal Church in Dupont. They  are in the midst of construction on a project in Shaw at 1101 Rhode Island Ave., NW, a former taxi stand. They were also recently selected as part of a development team for two projects on WMATA property: one at Navy Yard and one in Brookland.

The SE Capitol Hill project will go before the ANC in the coming months as the plans come together for the New York Pizza site.

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