Will Ivy City Get Its Park?

Its been four years since the District selected the real estate development team to renovate the decaying Crummell School (circa 1911) in Ivy City and build on the surrounding land, but the parties seem to have made no progress since upbeat announcement in 2016. 

Development plans began in earnest in 2015 with a presentation by the District government, which owns the historic school and 2-acre site.  Ideas were bandied for a full renovation of the deteriorating school and public-private partnership to add neighborhood amenities along with development, presumably housing, on the site, by turning the school into a community facility of some kind.  Following an RFP, the District government selected Ivy City Partners, a team comprised of StonebridgeCarras (now rebranded as Stonebridge), the Jarvis Company and Ocean Pro Properties in 2016.  The team produced a plan for 343 rental apartments, approximately one-third of them subsidized, but detractors saw too much development and too little open space for the public.

Parisa Norouzi of Empower DC was against the original plan, which she contends left no room for a park, and allowed developers to build "right up to the edge of the school."  Developers don't agree with that characterization, but some in the community fought for additional park space, Norouzi fought for "at least 1 acre" of open space.  The DC Council finally held a hearing in 2018 to "surplus" the land, a legal step allowing development, but granted no authority.  In February 2019, Councilman Kenyan McDuffie, who's district covers the site, held a meeting with the developers and told the community they would now be given .69 acres of open space under a new plan, but the Mayor's office has moved the ball since. Norouzi argues for decoupling the development from renovation of the school, and getting the District to just pay for the Crummell School renovation, which in the current plan will be paid for by the developers, though that would still require a development plan.  "This is a neighborhood without any parks, without any trees" she says.  It does have a roastery, breweries, distilleries, ax-throwing, a day-drinking spot for parents, traditional retail, and some uniquely historic architecture, but some trees wouldn't hurt.

trees coming into focus...

Washington DC commercial real estate news

President Carter Digs Ivy City

President Jimmy Carter is in town today, but far from his old residence, as he starts his latest project in the District's Ivy City neighborhood. With few developers choosing Ivy City for their next big apartment project, the District of Columbia took matters into its own hands in 2008 and awarded 4 non-profit developers the right to redevelop, with District help, a smattering of vacant properties in northeast DC. Mi Casa, Inc., Manna, Inc., MissionFirst, are all taking part, but none as visibly as DC Habitat for Humanity with its former president in the roster.

While Mi Casa began their project earlier this year, Habitat is renovating 8 duplexes along Providence Street, beginning today, with the hopes of building several dozen more over the next few years to serve families at less than 30% of the AMI. Habitat has sold 7 of the 12 homes - 6 new and 6 renovated - and future owners will begin working alongside the professional contractors to complete the requirement of "300 sweat equity hours" for each owner. Less ambitious homebuyers can enlist "friends and family" for 150 of those hours, so those with friends moving to Ivy City might want to avoid phone calls from those friends in the near future.

The District is subsidizing the various projects through DHCD’s Ivy City Special Demonstration Project, the District is subsidizing the acquisition price for each property, in a bid to help stabilize a neighborhood isolated from development money and new construction.

The octogenarian president is in town only for the day, moving on to Annapolis tomorrow to throw his own sweat equity into his next project.

Washington, DC Real Estate and Development News

Ivy City's Jimmy Fund

News out of DC's (once?) blighted Ivy City neighborhood is sounding positive these days. It was a little over a year ago that the District announced it would team up with non-profit developers, Mi Casa, Inc., Manna, Inc., DC Habitat for Humanity and MissionFirst to rehab 37 vacant properties within a six-blocks radius in Northeast DC.

With nonprofit home builder Mi Casa already at work on their first units, DC Habitat for Humanity President Kent Adcock confirms that the Ivy City overhaul is on track to move into the second phase of development: 8 duplexes along Providence Street, NE. Adcock is not definitive about the completion time-line for the project, saying his organization will start with three duplexes but anticipates staying in Ivy city for three years, ultimately placing “30 to 35 families in these homes.”

Look for a star-studded ground breaking featuring 200 volunteers, an appearance by grinning former President Jimmy Carter and other yet-to-be -announced celebrities on October 4^th of this year.

In the meantime, northeast residents can stay up-to-date on project developments by attending the DC Department of Housing and Community Development (DHCD) public hearing on May 6^th at the Housing Resource Center on the first floor of 1800 Martin Luther King Jr. Ave. SE.

In addition to getting a sneak peak at what Habitat has planned for 1817 Providence Street, NE, DHCD Senior Public Information Officer Angelita Colón-Francia says that first-time homeowners can attend the meeting to learn about purchasing options.

As Adcock explains, the majority of “the families we’re serving are below 30% AMI - for a family of four, that’s $30-31,000 max.” The sale of the first homes will guarantee that “no one should have to pay more than 25% of their income at 0% interest” to own a home. By acting as their own bank, Habitat can sell their homes at cost to area families.

It also helps that, according to DHCD’s Ivy City Special Demonstration Project web site, the District is subsidizing the acquisition price for each property. "The request for proposals committed $3 million in gap financing to the developers through DHCD. There is limited profit gain for the developers involved; therefore, the District’s commitment to provide gap financing is essential for the developers to complete the project.”

According to Adcock, Habitat is in the midst of “negotiating on an additional 15 lots with the District and 5 rehabs” on top of their current 8 home projects. He says we could see as many as 30 Habitat buildings and “full gut rehab” jobs coming to Ivy City before Habitat’s ready to call their portion of the Ivy City Special Demonstration Project a wrap. These next phases will sell at up to 80% AMI to bring a mixed-income vibe to the neighborhood.

In typical Habitat fashion, future residents will be invited to help build their own homes. Habitat has been working with Trinity Baptist Church and local ANC Commissioners to reach these potential homeowners.

“I think this project is just a demonstration about how collaboration and partnership really works,” says Adcock proudly. “In and of ourselves, we’d have trouble getting into a part of the District like Ivy City, but because the District jumped into help, we’ll really be able to help rehab and turn a part of the city around.”

Washington, DC Real Estate and Development News

DC Commits to (Modest) Ivy City Redevelopment

The District government today announced that it is aiming to "transform" one of the city's most beleaguered neighborhoods by overseeing the redevelopment of 37 vacant properties within a six-blocks radius in Northeast's Ivy City enclave. Best known, if at all, for its ramshackle homes, illegal dumping sites and high crime rate, Ivy City will now host new construction and renovation projects awarded to four non-profit developers: Mi Casa, Inc., Manna, Inc., DC Habitat for Humanity and MissionFirst. It’s a move calculated to increase homeownership in a neighborhood weighed down by a glut of vacancies and a foreclosure rate twice that of the rest of Washington, DC.

"Just 12% of Ivy City’s residents own their homes," said Mayor Adrian Fenty, who referred to Ivy City's abandoned properties as "places to deal drugs and dump trash." Fenty noted "That’s one of the lowest homeownership rates in the city, but when these projects are finished, we can double that – which would be a fantastic statement about this city’s commitment to homeownership and neighborhood stabilization.”

Despite the uplifting mood of the press conference, expectations were not set high for the neighborhood that is isolated by Mt. Olivet Cemetery, New York Avenue, and the railyard, yet nowhere near a Metro station, and where many single family homes still list under $200,000 - without much interest.

Mi Casa will be moving ahead first with renovations of three buildings at 1302 and 1304 Gallaudet Street, NE and 1917 Capitol Avenue, NE. During Phase I, the developer plans to revamp 6 condos in the first property, with the intent of offering them to “seniors and extended families.” Four will available to those making less than 30% of the Area Median Income (AMI), while all have been reserved for area residents making less than 50% of the AMI. The second property, 1917 Capitol, will feature 2 affordable two-bedroom condos for those at less than 50% of the AMI. Mi Casa will be giving preference current eligible residents who have pre-qualified for a mortgage and “are committed to living in the neighborhood long-term.”

The remainder is expected to follow suit shortly after the completion of the first phase, with Manna planning 20 units, 15 for MissionFirst, and 8 for Habitat for Humatity. Together, that amounts to 58 new units for Ivy City – only 6 of which will be priced at market-rate. The projects will be combine renovations and new, from-scratch developments on vacant lots.

The Ivy City project is being partly funded by combining the $1 million value of District-owned parcels with $3 million from the federal Neighborhood Stabilization Program. The total cost is projected to be roughly $15 million and the neighborhood is still scheduled to begin receiving upwards of $3 million in infrastructural improvements beginning in May of next year.

The last time the District took a stake in Ivy City was when the DC City Council voted to relocate several Navy Yard strip clubs to the dilapidated neighborhood in order to make way for Nationals Park. William Shelton, chair of the ANC 5B was quick to credit the citizens of Ivy City with leading the charge to get District officials to take a second look at the state of their neighborhood.

"The tenants there, led by the Ivy City Citizens Association, have been at the forefront of this…It’s a very positive experience to see them determine their own destiny in terms of what the community ought to become,” said Shelton. “And, for our part, we’re enthusiastic to see that part of the city have an opportunity to have some those abandoned houses… renovated and restored." And for the fine folks of Ivy City, the modest announcement may not be a new stadium, but its a start.