Today in Pictures - Wonder Bread Building

One of the few true industrial buildings in DC, the Wonder Bread building in Shaw has long captured would-be architects' and developers' interest.  After the attractive but decrepit building sat vacant for years, Douglas Development put the structure through a nomination to be included in the D.C. Inventory of Historic Sites in August of last year.

With that out of the way, work began on the refurbishing the building in June, and work crews have now gutted the interior, lowering the floor, and making way for more than 50,000 s.f. of space, with 24,000 of retail on 2 levels.  Designed by R2L:Architects, the building's revival is part of Shaw's commercial rebirth, ironically just as the building's namesake declares bankruptcy.  Despite the raw look of the shell, Douglas expects to turn the building over to the first tenant in January. 

Washington D.C. real estate development news

Construction Begins on Wonder Bread Building

Construction has begun on the historic Wonder Bread building at 641 S street, NW in Shaw.  Douglas Development will turn the factory into an office building with retail filling out the first floor.

Douglas purchased the buildings - 2- and 3-story structures totaling 60,000 s.f. built in 1921 - in 1997.  Though added density will be attached to the back of the building, the building’s historic façade will be retained.  R2L:Architect’s Sacha Rosen designed the renovations to the building.

Douglas had applied for landmark status for the building last year with the D.C. Preservation League, which supported Douglas's plans. The Wonder Bread building is next to Progression Place, which is also under construction to build 100,000 s.f. of office and 205 apartments on top of the Metro entrance.


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Douglas Apartment on 14th Street, Financed and Waiting for Permit

With construction financing secured a little less than a month ago, Douglas' 6-story, 30-unit apartment at 2221 14th Street, NW, is moving forward, having awarded the general contractor position to Donohoe Construction last week.

As reported in June, the project was expected to be underway around this time, however, a building and raze permit for the site (applied for in May and in August, respectively) are still pending.

Designed by Sacha Rosen of R2L: Architects, the building is a contemporary assortment of glass, metal, brick and terra cotta panels with sharply angled bay windows fronting 14th Street and Florida Ave. Not going condo - as several projects on 14th Street are - the building is designated as apartments with ground-floor retail space and 10 below-grade parking spaces.

Demolition of the defunct auto shop on site will take place before construction can begin. A large mural will cover the exterior wall of brick (the building's backside) that will rise over the adjacent 3-story building to the south - a requirement put in place by the Board of Zoning Adjustment.

Douglas had previously worked on bringing a 10,000-s.f. retail structure, designed by George Myers of GTM Architects, to the site.

Amendment: Permit application filing dates were transposed; raze permit was applied for in August, and building permit in May

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Corner of 7th and H Street to Become Less Noticeable

McCaffery and Douglas' joint development project at the corner of 7th and H Streets, NW - the heart of Chinatown - went before the Historic Preservation Review Board last week, with the Board approving the concept with a contingency - "that the one-story addition on 7th Street is pulled back sufficient to ensure that it won’t be visible from the street."

Disheartened will be those readers who felt that the building's design by Sacha Rosen of R2L: Architects - much smaller than a former one for the site - wasn't noticeable enough.

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Douglas' KFC Residential Approved by Zoning

This week, the Board of Zoning Adjustment waved forward Douglas' 4-story residential-and-retail project, designed by Sacha Rosen of R2L: Architects, to replace a chickenless KFC at 1442 Pennsylvania Avenue in Southeast.

Douglas was given an off-street parking requirement variance, and a special exception from roof structure requirements. The plan replaces Douglas' earlier proposal, in 2009, for a two-story office building on the corner.

Construction will most likely commence next spring. According to Douglas' construction manager, Paul Millstein, the project will begin construction "as soon as we can get permits out."

Half of the ground floor will be taken up by a 2,630-s.f. retail space fronting Pennsylvania Avenue, a bicycle room and lobby (accessible from 15th), whereas the other half will be 7 parking spaces (accessible from back alley). Above, there will be three floors with 7 apartment units each, 21 in all. A penthouse (to house mechanical units, and offer private terrace area to four residents) makes up a partial fifth floor structure. A green roof will cover the penthouse portion and the fourth floor - the main - roof, which will also be fringed with greenery.

On September 6th, ANC 6B's Planning, Zoning and Environmental Committee approved the project, followed by the full ANC, and the Capitol Hill Restoration Society.
: Article previously detailed the project as was approved in July, not September: changes since July include relocated vehicular access, cropped retail space, small design refinements, and a slight decrease in elevation.

Washington D.C. real estate development news

New Plan for Oldest Apartment in DC

In the past five years, the 123-year-old Harrison Flats at 704 3rd St, NW - the eldest conventional apartment building in the District - has changed ownership three times; a change that has brought three different plans for restoration and reuse of the historic landmark to the Historic Preservation Review Board.

The latest plan, by current owner the Zuckerman Brothers Inc., is for a 12-story hotel with ground-floor restaurant and/or bar (rendering from ANC 6C meeting posted in June) designed by R2L:Architects.

In June of 2010, the Zuckerman Brothers purchased the property for $8.5 million. The plan will be reviewed by the HPRB this Thursday, the 22nd. ANC 6C approved the project in June, when presented by Goulston and Storrs' Andi Adams, R2L's Sacha Rosen, and owner Stuart Zuckerberg.

Two previous plans, both approved by the HPRB, were submitted in 2006 and 2008 (11-story office addition). Tim Dennee of the HPO, said that the three proposals in the last five years have been for "additions of roughly the same size, but the amount of demolition proposed has increased each time." In large part, this is due to significant deterioration of the building within the last seven years; resulting in much of the property having been deemed structurally unsound by an engineer. Dennee wrote in his report, "The condition of the building has declined dramatically in the years since the staff first toured it (about 2004)."

Tim Dennee's staff report states that although the Harrison was designed as apartments, the federal government leased the building in 1889 to use as an executive office for the Census Bureau, a move which resulted in the north addition "structured for office loading and to be 'fire proof,' with a system of steel columns and beams supporting brick and concrete floor arches, [whereas] the original, south section had been conventionally framed with wood."

Designed by John C. Johnson and Charles E. Gibbs, in 1888, the 5-story building (with basement level that served as a cafe around the turn of the 20th century) is an example of Romanesque Revival architecture. As use of the Harrison Flats has evolved over the past century, some may know the building as the "Astoria" (as it was renamed in 1899) or the "Canterbury" (in 1941).

Now boarded-up, and vacant for the past eight years, the property is currently being used by a small contingent of the District's homeless population.

Update: Renderings from the ANC meeting in June show the design before slight changes, requested by the ANC, were made to the project by the development-and-design team and re-presented to the ANC in September.

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Design Details Released for DC's Highest Rent District in Chinatown

Developing the only unused and deteriorating corner at 7th and H Streets, NW in the heart of Gallery Place - Chinatown has long been on many minds. Finally, a design by Sacha Rosen of R2L:Architects, which combines the preservation of the six historic structures on site with contemporary new additions, has materialized and is moving through the approval process. Granted unanimous ANC2C consent last Wednesday, Rosen will introduce the design to the Historic Preservation Review Board on September 22nd. Of the design, Rosen said, "This is a very contemporary, but respectful treatment of [the site's] important historic fabric." 

Owned by McCaffery Interests and Douglas Development, the property includes the corner site (801 7th St, actually two buildings combined in the early 1900s), an adjacent structure to the east (675 H St), a rear carriage house, and two buildings on 7th Street to the north of the corner (807 and 809 7th St). The joint venturers obtained the last piece of the puzzle - 675 H St - at foreclosure this past February, for $9.1 million. Rosen explained there will be a new one-story addition on top of 675 H St, and a two-story addition on top of the rear carriage house, however nothing will rise above the existing four-story corner building except for a rooftop mechanical penthouse (set back on the new construction portion). Structurally unsound portions of 807 and 809 7th Street will be demolished and replaced with new four-story additions. New facades, set back from the historic real estate along 7th and H Streets, will be primarily glass; a glass elevator will also be contained within, rising up to a rooftop deck. A four-story atrium will enclose an existing exterior courtyard between 675 H St and the rear carriage house. The entire project will contain approximately 60,000 s.f., and Rosen said that the project's main objective, in addition to honoring the history of the intersection, is to "make the overall development as flexible as possible to accommodate an exciting mix of retail and office spaces." Owners are asking for some of the most expensive retail rents in the city at the site. R2L is also currently working on designs for the Wonder Bread building in Shaw. 

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Freshly Baked, New Design for Wonder Bread Building in Shaw

R2L:Architects' Sacha Rosen has, this week, completed new design schematics for the adaptive reuse plan by Douglas Development for the old Wonder Bread/White Cross Bakery. Review of the design, by the Historic Preservation Review Board, could be as early as September 22nd.

The early-20th-Century brick buildings currently crumbling at 641 S Street, NW in Shaw, are also up for historic landmark status, and will be remade into "funky" office and retail space.

Of the recently completed design (below), Rosen says, "Our concept of the classic industrial north-facing skylights adds to the unique qualities of the building - and is great for energy savings. We think of the design as a barge stacked with shipping containers, which represents the mobile, international qualities of business in the new economy."

Currently two and three stories tall, the structure will be raised to three and four, and new basement space will be created, increasing the structure to approximately 60,000 s.f.

One retailer will be allowed half the ground floor, which will split uses - 25 parking spots will take up the back half.  The final 4th floor of office space is only located on the eastern-most portion, making it approximately half that of the others:


Retail space in the basement could be turned into a "cool underground" establishment, says Rosen, such as a bar, billiard hall, or restaurant. No retailers have been signed, as the project will be speculatively built, but Paul Millstein of Douglas says he expects something good to fall in place, considering the uniqueness of the building, and what he considers a "very cool project."

Washington D.C. real estate development news

Historic Landmark Status Arises in Plan for Old Wonder Bread Building

An adaptive reuse plan by Douglas Development for the old Wonder Bread building has recently encountered a new factor in the mix - potential Historic Landmark status. An application, signed by Douglas and the D.C. Preservation League, was filed with the Historic Preservation Office on August 8th, requesting the Landmark status of the early-20th century industrial craftsman building.

The old Wonder Bread building at 641 S Street, NW in Shaw, is part of a seven-building industrial complex built between 1913 and 1936. The building was purchased by Continental Mills in 1936, and much more recently by Douglas Development (d.b.a. Jemal's Wonder LLC) in October of 1997.

As reported by the Washington City Paper, the 2- and 3-story, 60,000-s.f. building will be redeveloped as office space. Paul Millstein, in charge of Douglas' construction happenings, confirmed this fact, but acknowledges that there is uncertainty as to first-floor uses: "It could go retail or office, depending on the market."

Either way, the plan was always to retain the building's historic façade.

Millstein said, in July, that the redevelopment, designed by R2L:Architects' Sacha Rosen, will work around the building's well-known face on the block. Added density will be tucked into the back (not the top) of the building, which will push the building's envelope out towards the alley, and transform the structure into a "clean box shape" without significantly changing the building's appearance, said Millstein.

Rebecca Miller, executive director of the D.C. Preservation League, said the decision to submit the building to the HPO for Historic Landmark status was an easy one and has been in the works for the past year; the process was facilitated by the fact that Douglas' working concept has always included retention of the building's historic character.

As far as progress goes, Millstein reports that Douglas has not obtained construction permits yet, but, in July, he foresaw having the necessary paperwork in place by early September. Landmark Status review is not yet scheduled, although it could be as early as next month.

Expedited construction/repair permits were issued on the site in April, in order to ready the building for the D.C. Preservation League's 40th anniversary party, however the 90-year-old structure requires more than the last-minute nip-and-tuck (although impressive) that it underwent for the spring gala.

Of redeveloping the '20s-era structure, Millstein declared, “It’s a very cool building, a very cool project.”

The first Wonder Bread bakery in D.C. was located nearby at Georgia Avenue and Bryant Street NW, which was absorbed by the growing Howard University campus in the '90s. The Wonder Bread building being redeveloped at 7th and S Streets first housed the Bond Bakery, then the Dorsch's White Cross Bakery (responsible for the façade that now stands, with white crosses made out of tile), which was bought by Continental Mills.

Washington D.C. real estate development news

Douglas Close to Construction on 14th Street

Redevelopment abounds along the 14th Street corridor within the mile-long strip that runs from Meridian Park through U Street and into Logan Circle, with several condo projects and new retail on track to arrive within the next one-to-two years. At the top of the corridor, at 2221 14th Street (14th & Florida Ave), Douglas Development will soon add another: a 6-story, 30-unit, mixed-use residential-and-retail project. Sasha Rosen, principal at R2L:ARCHITECTS – responsible for the design – relays that the permitting process is underway and involved parties foresee construction will start in three months or less. Per Rosen, the design for the complex has not changed since reported in November of last year, when Rosen stated that "the massing, form, and rhythm are in the Washington historic tradition, but the details are contemporary." 

Located within the Greater U Street Historic District, the project first sought approval from the Historic Preservation Review Board (HPRB), which gave Douglas the go-ahead, and the OK to demolish the crumbling Latino Auto Sales shop on site, at the end of last year. In January, the Board of Zoning Adjustment (BZA) also approved the project's plan, and granted the developer zoning relief, with a few conditions, including one-time mass-transportation and/or car-sharing funds for future residents, as well as requiring "that a temporary mural [be painted] on the south façade of the building,which shall remain on the building until such time as construction on the adjacent property to the south would obstruct the mural." Douglas Development could not be reached for comment this morning. 

Washington D.C. real estate development news

Douglas' 450 K Street in Final Design Phase for January Groundbreaking

On March 24, the Historic Preservation Review Board (HPRB) gave the go-ahead (with a few reservations) to Douglas Development's plans to build out 450 K Street N.W., a 13 story, 250 unit development in Mount Vernon Triangle. The finished project will be managed by Kettler.

R2L Architects Principal Tom Lenar said designs for the facade are being finalized to address HPRB concerns over a west end wall that is not as deep as the modestly sized adjoining buildings.

The HPRB report advised that "while this is not problematic in itself, it does suggest that that west wall need not be 'sculpted' and complicated by the division of the three window bays into separate columns at different planes...a more straightforward approach, as on the east end, would be better."

The organization also requested recessed, more traditional balconies as opposed to steel suspended ones which HPRB deemed "out of character with a historic district," though Mt. Vernon Triangle has far more numerous parking lots and newer towers than historic properties. Lenar said he expected the design changes will be reviewed by HPRB by the end of the month.

Other design features embraced by HPRB are the 5,000 s.f. of ground floor retail and the "modified C plan" which allows for outdoor space and more sunlight into the building. Amenities include a cyber cafe, fitness center, roof deck, and pool. Lenar said the developers are hoping for a January 2012 groundbreaking for a project that's projected to span 18 to 20 months.

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Jemal Presents Plans for Another 14th Street Residential Project

After receiving support from ANC 1B, Douglas Jemal and his team at Douglas Development hope that the Historic Preservation Review Board (HPRB) are equally kind to their concepts to demolish a forlorn auto shop and build a six-story, 30-unit "apartment house" at 2221 14th Street, NW (see map, left). The development will feature ground floor retail and one level of below grade parking, with spaces for only ten cars and several bicycles.

Courtesy of architects at the relatively new DC firm R2L, the bright and busy concept design draws from a contemporary assortment of glass, metal, brick and terra cotta panels. Sharply angled bay windows protrude from the facade offering apartment dwellers views down both the historic 14th Street and Florida Avenue corridors. Long glass shop windows front the ground floor facade, which will eventually house retail. The environmentally friendly rooftop will feature green landscaping, a lounge deck, and possibly decent views. Architect Sacha Rosen, a principal with R2L, explained that "the massing, form, and rhythm are in the Washington historic tradition, but the details are contemporary." Being located within the Greater U Street Historic District, HPRB will offer feedback shortly, as the project is likely to be included on the Board's next meeting agenda for the 18th of this month.

In early 2009, Jemal, under the guise of "Jemal's Hookers, LLC," was in the process of acquiring raze permits for the vacant auto lot to make room for a new 10,000 s.f. retail development designed by George Myers of GTM Architects. Clearly those plans were scrapped, and this time the metrics are grander. Rosen described the project site as "wonderfully prominent...as one of the historic entrances to the District's core." But given the site's small and irregular shape,

Rosen said his team was presented with the difficult task of designing "a very efficient building that can support an exterior that will do justice to the community's expectations."

Interestingly, a large mural has been proposed for the back wall of the building, facing southwest. The development team has been in contact with G. Byron Peck, a locally based and nationally respected muralist about commissioning the mural's creation and installation. Peck is responsible for the "Black Family Reunion" mural which has been on the wall

of the adjoining property for many years. He also painted the portrait of Duke Ellington located on the wall of Mood Indigo at the corner of 13th and U Streets NW since 1997.

The often painstaking approval process should be finished by February 2011, with design documents complete in late Spring 2011, and developers are optimistically planning for a Summer 2011 groundbreaking.

Washington D.C. Real Estate Development News