Today in Pictures - Meridian at Mt. Vernon Triangle

Paradigm and Steuart Investments are nearing completion on the Meridian at Mt. Vernon Triangle, a 390-unit rental building at 425 L St, NW. The apartment building rises fourteen stories above three levels of below-grade parking. Along with the typical amenities like a gym, roof deck, common rooms, the building will also feature a hybrid and electric car refueling stations. The building broke ground in October of 2010.

The apartment building was designed by Architecture Collaborative, Inc., while Collins & Kronstadt of Silver Spring holds the title of architecture of record. Developers expect final completion by this fall, but will have competition from the new Donohoe apartment building just across the street.








Washington D.C. real estate development news

Paradigm Begins New York Ave Apartment Project

Paradigm has ordered its army of construction vehicles into Mount Vernon Triangle to begin work on the hefty 390-unit rental building at 425 L St, NW. Indeed, ground had broken on what project manager Jimmy Dotson calls a "bold, urban building with all the modern comforts of home." Under construction is a mass of brick and glass that will eventually total fourteen stories, sitting on three levels of below grade resident parking. Along with the standard amenities (gym, roof deck, common rooms) the building will feature a few unique touches like the hybrid and electric car refueling stations to be installed in the parking garage. The barren surface parking lots that have sat vacant are now occupied by machinery and the warehouse at the eastern corner that has remained unused for years will soon be razed. The apartment building, built in partnership with Steuart Investments, was designed by Architecture Collaborative, Inc., while Collins & Kronstadt of Silver Spring holds the title of architecture of record. Developers expect initial delivery in the spring of 2012, with completion of the building wrapping up later that fall. Paradigm has apparently taken heart from the nearly sold out condo projects (CityVista completed sales this fall) and the largely stabilized new apartment buildings that surround it. Donohoe Construction is well into construction of 218 rental units directly across the street.

Washington D.C. Real Estate Development News

Mount Vernon Triangle Scores Another Development

Already a presence in the blossoming NoMa district next door, Paradigm looks to extend their influence into the neighboring Mount Vernon Triangle with the construction of a commodious 390-unit rental building at 425 L St, NW. Paradigm's nearby student-housed Washington Center opened a few months ago, and the company continues to manage the imposing Meridian at Gallery Place just down the street. According to Paradigm project manager Jimmy Dotson the new property is intended to be a "bold, urban building with all the modern comforts of home." The building will rise fourteen stories above ground, and root itself three levels deep into the earth to provide below grade parking for residents.

Like the majority of newly built rental buildings these days, amenities include a top level pool and club room, as well as an expansive lobby and fitness center. Dotson conceded that sustainable aspects are not a major focus on this project, and that the building will not be credentialed as green, but at least a few unique, environmentally conscious features like hybrid and electric car refueling stations in the parking garage are being worked into their plans. Few travelers up New York Avenue will miss the surface parking lots that will be replaced, or the warehouse at eastern corner that has sat unused for years.

Parc Rosslyn

Collins & Kronstadt of Silver Spring, MD is the architecture of record, but responsibilities for the design have been mostly shouldered by the team at Architecture Collaborative, Inc. in Elliot City, MD. Collins & Krondstat and Paradigm are familiar partners; as the firms collaborated in an effort to bring to life Parc Rosslyn in Arlington, VA, completed in 2008. This most recent design process was at least partially governed by the aesthetics of their soon-to-be neighbors like CityVista Apartments to the west and Yale Steam Laundry to the north on New York Avenue. Inspired by their surroundings, designers have forged an angular but sleek amalgamation of brick and glass, with accents of steel, granite, and metal paneling. The color scheme will wedge its way into the middle of the spectrum, somewhere between the light-tan bricks of City Vista and Yale's richer-toned burgundy bricks. Paradigm Construction will undertake general contracting responsibilities, and is in the process of awarding subcontracts.

Building permits are to be finalized soon, and although developers have not yet officially closed on the pending financing, Dotson says team is in "very good shape" to square away the remaining logistics and put a shovel in the ground by mid to late September. If things go smoothly, developers expect their first delivery in the spring of 2012, with completion of the building wrapping up later that fall.

Washington D.C. Real Estate Development News

Changes in the Atlas District

How to redevelop H Street: knock down the old buildings and replace them with a surface parking lot. At least that's the strategy of a pair of local property owners, Tae and Sang Ryu, if they receive approval to demolish four buildings at 1305-1311 H Street, NE, the so-called Meads Row. The properties adjoin local landmark the Atlas Theater, and the owners intend to replace them with a large surface parking lot to service patrons of the increasingly crowded Atlas District.
   

Though the duo has been seeking to raze the buildings since 2007, the ANC6A has already expressed their disapproval of the project - especially regarding the Atlas' next door neighbor at 1311 H Street. "Although [the property] is currently in bad physical condition, we would like to help you take advantage of a number of tax and zoning incentives that would allow the current building to be rehabilitated in a manner that will protect your financial interests and allow H Street to be restored to its former charm and economic health," said ANC Chair Joseph Fengler in an open letter to the developers. The chairman goes on to point out that buildings designated for historic preservation receive federal tax credits for renovation costs and that the property would most likely qualify for a grant under the H Street Main Street’s façade improvement program.

Despite the helping hand, the Ryus are still pursuing a raze order for the site and have submitted an application to the Historic Preservation Office (HPO) for review. According to Bruce Yarnall, Operations and Grants Manager of the HPO, “[the case] will first have to go before the board for a landmark hearing, then the raze request will be determined based on the landmark action.” A designation hearing will be held February 26^th to determine whether the HPRB agrees. Either way, the Atlas District’s main corridor will be gaining one landmark or losing one tinderbox.

Meanwhile, local entrepreneur Leon Robbins is planning to add a new mixed-use development to the eastern end of Northeast’s H Street corridor, AKA the Atlas District. Robbins, who currently owns and operates Stan’s Inc., a men’s discount clothing store on the same street, plans to build new three-story building on a vacant lot at 1383-85 H Street NE – one that promises add new office space and possibly another entertainment venue to the nightlife-centric neighborhood.

The 7,000 square foot project will be comprised of a commercial or retail ground floor with a second story mezzanine and, finally, a third floor of office space. Robbins’ intent, in accordance with the H Street Northeast Arts Overlay, is to purpose the first floor space for an unspecified entertainment venue. Specifically, the developer has been in talks with an established DC comedy club about the possibility of bringing another location to H Street. (As specified under the overlay, ground-floor space must be put towards “an arts, retail or service use” and must “contribute to sidewalk activity and neighborhood vitality.”) The mezzanine would then be used as “back-of-the-house office” for the club’s management. While the new building will not feature a green roof, due to constraints its $750,000 construction budget, the development will feature a roof deck, planted gardens and an isolated “interior court.”

The project will feature no on-site parking. An architectural consultant to the project, Jennifer Fowler of Fowler Architects, said before the Board of Zoning Adjustment that parking was "impossible" due to its landlocked nature. “The characteristics of the property make it unique…There is no alley access. It is impossible to provide parking.” The BZA agreed with that assessment and has lent their approval to the project, as have the Office of Planning and the local ANC 6A.

“We are very excited about this project coming to H Street,” said ANC member Drew Ronnenberg. “First of all, I think it’s an example that shows design guidelines work…I think the high quality of this building shows the kind of things that our ANC and all of H Street wanted it to bring and this is it. This bears fruit.”

Final designs for the project are being handled by Robbins’ brother, David Robbins of the Baltimore-based Architecture Collaborative Inc. The developer plans to begin construction in August of 2009.

Washington D.C. retail and development news