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

PN Hoffman's "Northern Exchange" Opens on 14th

"Northern Exchange", Rendering courtesy PN Hoffman

This weekend, the former switching station for the Chesapeake & Potomac Telephone Company at 14th and R Streets, NW, built in 1903, re-opened as "The Northern Exchange," a 36-unit "loft-style" condo delivered by PN Hoffman.  Eric Colbert and Associates are behind the design, which converts the deep building with two sides of windows into units averaging about 650 square feet.  Construction is not yet complete - some units on the third, fourth, and fifth floors are still under construction, but some lower units were on view this weekend.

The newly-converted condominium building is smaller than most new loft buildings, but the design focuses on efficient use of space, which lies at the doorstep of the thriving 14th Street corridor.  While square footage is on the smaller side, ceiling height and window sizes benefit from the building's original design.  Some units feature windows over nine feet in height.

"Northern Exchange" model unit

The smallest units are 550 s.f. and feature raised living areas above the kitchen accessed by a ship's ladder.   Because of the historic use of space - the third floor housed telephone lines - some units feature 16-foot ceilings.  Developers have left original terra cotta ceilings on the second and third floors and the fourth and fifth floors feature exposed concrete ceilings. 

Some of the units slated for completion within the next three weeks still have the original heart-of-pine flooring, some of it one inch thick.  Bao Vuong, PN Hoffman's development manager on the project, said condos feature original exposed brick and some of the original steel columns.

"We've painted them with intumescent paint to try to highlight them," Vuong told DCMud. Painting the steel columns also involved fire-protecting them, not a cheap process.  "It's much cheaper to cover them up, but since they add so much character we have tried to do that," he said.  He said the units would be ready for move-in during the first quarter of next year.

Vastu, a 14th Street a interior design firm and modern furnishing dealer, worked to prepare the model units for the recent open house. "Vastu and PN Hoffman have been fortunate to work together on numerous projects over the years," Jason Claire, co-owner of Vastu, told DCmud. He said the project was also unique in that the condos were built in a historic building, unlike most other condos in the neighborhood, which are predominantly new construction.  "For the models, the look is warm, modern with a nod to a rustic industrial aesthetic picking up on the industrial architecture of the building," Claire said.

Haute from a Tote

Q&A with Carol Freedman of Carol Freedman Design

By Beth Herman

Celebrated for the abundant colors that define her work, interior designer Carol Freedman of Carol Freedman Design spoke with DCMud about an unusual commission: designing a house around the colors in a tote bag.

DCMud: So much of your world is about the unabashed use of color, accordingly what made the redesign of this residence different?

Freedman:  The inspiration for this 8,000 s.f. Bethesda house was a tote bag that the client really loved. It had geometric patterns of leaves: a rust leaf; turquoise leaf; an olive leaf; a caramel leaf; a black leaf. And her color preferences were also deeper than many I’ve used before, as exemplified in the tote which was our canvas.

DCMud: So how did the tote manifest itself in the home?

Freedman: To begin with, there are three floors, and the back of the house faces dense forest with a beautiful woodland view. We started in the great room with a large custom round patterned Odegard rug from Nepal. I then found this geometric fabric that picked up all of her colors and decided it would be great to use a fair amount of it, but not too much to overpower the room. So we used solids for the base of the couch and the chairs, applying the fabric for all the sofa’s throw pillows and back pillows. A complementary floral fabric from the same company is on some chairs, which pick up all those beautiful colors.

DCMud: In a previous story we did together, the inspiration for a home came from a painting. Though this home’s design was predicated on a tote bag, what about the spirited artwork in so many of the rooms—particularly the diptych in the living room?

Freedman: We wanted some really dynamic art on the walls, and my client and I fell in love with Susan Finsen who does exquisite work at the Torpedo Factory Art Center in Alexandria. This was a custom commission we did, based on one of her previous designs, where she employed our colors with her artistic sense.

DCMud: The home’s master bedroom also appears to reflect the tote’s theme.

Freedman: I found the rug first, which picked up a lot of the same colors I used in the great room. The client already had the custom wood furniture, so I wanted a color on the walls that would make the furniture sing. We used turquoise from the tote, and then found this wonderful Duralee geometric pattern with turquoise and orange in it. Though many clients would be afraid to use such a bold pattern, this client was daring enough to use it on the window treatments. My favorite kind of person! The fabric on the bed is Donghia—more subtle with intricate designs that complemented the bold area rug.

DCMud: What about the art which, in the best sense, appears almost indistinguishable from the space—as if it was born there.

Freedman: It’s another piece by Susan Finsen—a spectacular artist in our region.

DCMud: How did you design spaces for family fun in this residence?

Freedman: Because the game room is adjacent to the great room, we used a deeper caramel color (seen in the tote bag) which flatters the rich-looking pool table. The client already had a suspended art deco light fixture. She and her family are avid baseball fans, and coincidentally Susan Finsen had designed these silkscreens of baseball fields around the country, so she custom colorized them for this space.

DCMud: Embracing your color addiction, it seems you might be drawn to D.C. spaces that speak to this.

Freedman: One of my favorite parts of D.C. is the area of 14^th and U Streets. I absolutely love jazz, both of my sons are jazz musicians, and the area is riddled with jazz clubs. We also love the great restaurants there, particularly Masa 14 and Estadio. What I love about Masa 14 is the juxtaposition of natural wood finishes, brick and metal, and the use of black, with a pop of red in the simple pendant light fixtures. It’s got that urban modern aesthetic going on with exposed metal ductwork. It feels hip, modern and earthy all at the same time.

photos courtesy of Anice Hoachlander

Micro-units at The Wharf Could Be D.C.'s First

D.C.'s first micros?  Rendering: Hoffman-Madison

From a tiny flat on the Potomac waterfront, a young man stands looking dreamily out a floor-to-ceiling corner window.  He is only part of a rendering now, but in four years his small home will be real. Apartments at The Wharf, a massive public-private development planned for DC's Southwest Waterfront, could be the city's first micro-units.  The future building is at the corner of Maine Avenue SW and 9th Street SW.

The planned units measure just 330 square feet - about 30 square meters - to 380 square feet and feature sweeping views of the water.  The water is the focal point for this $1.5 billion 35-acre project, a public-private partnership between Hoffman-Madison Waterfront and the District of Columbia.  Perkins Eastman of DC is the residential and retail architect for the building called "Parcel 2", which will house the micro-units.  Rockwell Group is behind designs for the theater planned for the same building.

Micro-unit rendering: Hoffman-Madison

The micro-units could be the first in a new development for the District.  Another developer planned some for Chinatown, but those were never built. In July, 60 percent of respondents to a survey by UrbanTurf said they would consider living in a 275 to 300 square foot apartment.  And with a trend in micro-unit housing sweeping the country thanks in part to a smaller-is-better way of viewing housing, it was only a matter of time before über-small apartments arrived in D.C.   In July, New York City mayor Michael Bloomberg announced a design competition to design 300 square foot apartments.

With the city adding about 1,100 residents per month and 70 percent of those new residents under the age of 35 (statistics that Office of Planning director Harriet Tregoning is fond of citing), DC's growth is creating a veritable perfect storm for micro-units.

"Parcel 2", water side. Rendering: Hoffman-Madison

"Smaller units are flying off the shelf," said Matt Steenhoek, Associate Development Director with Hoffman-Madison Waterfront.  He said a small team from Hoffman-Madison Waterfront took a look at trends, demographic forecasts, and a growing "less is more" aesthetic.  The decision to put micro-units in Parcel 2 made sense, he said.  The building will have 500 residential units, 40 percent of which will be studio apartments, though not all in the 300 square foot range.

According to Steenhoek, developers took a look at demand forecasts for the next 20 years, as well as demographic trends: those point to smaller household sizes and people staying single longer. "Some of the housing that has been historically built will be somewhat obsolete," Steenhoek said. "We were looking at all these things and having this conversations in a small group and saying what we can we do and how can we be a market leader in that market for the District."

Rendering: Hoffman-Madison Waterfront

According to developers, the planned micro-units will feature built-in furniture and cabinetry, small appliances and wall-beds. "The idea is that someone could move in with one suitcase," Steenhoek told DCMud.  Data from the OP shows D.C.'s new, young residents aren't bringing much furniture - or cars - creating a niche for furnished apartments.

All units will feature large windows and some will have small French balconies, features designed to open up the spaces and make them feel larger.

Rendering: Hoffman-Madison Waterfont

"Parcel 2", Maine Avenue frontage. Hoffman-Madison Waterfron

Amenities are key to The Wharf's micro-unit concept - a concept that sees micro-units as launch pads for engagement with walkable, 24-hour urban offerings and symbols of freedom from suburban commutes.

Developers are betting micro-units will help help achieve that vision - a vision focused on the urban and social life outside right one's doors. "In that sort of paradigm you can live in a very efficient space because you are not spending every hour in there - you are out in your environment," said Steenhoek.

Parcel 2 plans call for a rooftop terrace and pool,  as well as a cultural performing arts center with a 6,000-person capacity. A co-generation plant is planned to power the building.  Affordable and workforce housing will be mixed throughout market-rate units and offered in all unit sizes, including for micro-units. Plans for the larger development, The Wharf, call for 3.2 million square feet of development, including offices, apartments, and a four-star InterContinental Hotel, four piers, and a three-acre park.

Parcel 2, as well as the larger Phase One, Stage Two development plan for The Wharf, have already received design concept approval from the U.S. Commission of Fine Arts. After five hearings before the DC Zoning Commission in July, the plans should get a preliminary decision from the Commission by the end of October.  Developers expect to break ground in 2013.  The answer to the question of what life will be like in a D.C. micro unit will have to wait for a while: they won't be delivered until late 2016 or early 2017.

The Wharf's "Parcel 2" Floor Plan. Rendering courtesy Hoffman-Madison Waterfront

Your Next Place

This 1885 red-brick Victorian was exhaustively renovated in 2006, making it the perfect blend of the best things old and new.  Sort of the opposite of my house, which is the perfect blend of the worst things old (lead paint, horribly inefficient steam radiators) and new (cheap storm windows that don't close all the way, a "Did I Do That?" Steve Urkel poster that's been permanently steamed onto my bathroom wall.)

There's an excellent foyer with a little airlock-like entryway between two doors, so cold air doesn't rush in during the winter, and which you can also use as a sort of holding pen for prospective guests.  ("Sorry, I just now noticed you're wearing flip-flops, I can't let you come into the party.  Sorry.")  The salmon-walled, glass-front-cabineted kitchen has more personality than the love child of Oscar Wilde and Nicki Minaj (so the rumors ARE true!), and opens onto a small family room, which makes a crap-ton of sense since everyone eats dinner in front of the television now anyway.  (Not only do I eat while watching television, I've starved myself for two or three hypoglycemic hours just so I could eat dinner during my favorite show.  Yes, I'm thirty-four years old.)

Upstairs you have the luxurious master bedroom suite, and a five-star marble-lined, glass-doored master bath that's so nice you could reasonably pretend you're George Clooney at his Italian Lake Como villa, just make sure you don't look into any reflective surfaces and shatter the illusion. There's a garage too, so you don't have to endure the neverending Kafkaesque hassle of street parking.  I recently had to look after a friend's car for a couple weeks while she was out of town, and I swear the city is playing a practical joke on us with those parking signs.  "Two hour parking:  All cars will be towed after ninety minutes, except on weekdays and weekends, when all parking is prohibited.  Just kidding.  Possibly."

1518 T Street NW
2 Bedrooms, 2.5 Baths
$1,495,000

Babes Development OK'd by ANC

The Advisory Neighborhood Commission held a hearing last night to approve development at 4600 Wisconsin Ave., affectionately known as the "Babes" site in Tenleytown.  In a hearing competing with a Vice Presidential debate and sudden death National League playoff, the ANC voted in a lightly attended meeting to support the residential project as Douglas Development gets ready to present the same plans to the Zoning Commission

The approval, the culmination of a Memorandum of Understanding between Douglas Development, the building's owner, and the ANC, gets Douglas past the neighborhood and to a final zoning vote.  Douglas's zoning application calls for a 6-story building with 48,000 s.f. of residential use above 13,000 s.f. of retail.  After a heated battle with some neighborhood turf bullies that feared dozens of new cars clogging Tenleytown, Douglas prevailed on turning the bottom two floors into retail by offering a host of transportation amenities (off-street handicap parking, a bike room, bike racks on Wisconsin, and a "digital multimodal display" in the lobby that lists updated bus, rail, bikeshare and car share data) rather than the 87 parking spaces that would have been required under current zoning regulations.

Douglas fought a contentious battle with some in the neighborhood that wanted garage parking to mitigate street parking, but the neighborhood acquiesced when, among other things, when Douglas agreed that residents would not qualify for neighborhood parking stickers and that commercial tenants over 3,500 s.f. would provide free validated parking. Jonathan Bender, the ANC Commissioner in whose district the project is located, said it was a tough compromise that neither side was entirely happy with, but that it allowed the project to go forward.   "This is a tremendous advance in Tenleytown...even if the ANC supported it without the parking restriction the Zoning Commission would never have supported this [without that parking condition]."  The concept of allowing new development while forbidding tenants of new residential developments has long been a contested one, with new residents feeling boxed out by local home owners.

Douglas also agreed to a check list of other neighborhood upgrades, including contributing up to $600,000 to underground utilities in front of the project, building a CaBi station at its expense if DDOT does not build one in the immediate vicinity on its own within 2 years, and enhancing the triangular park across the street.

The site has long been planned as a residential location, a previous owner intended high-end condos on the site, and though Douglas initially floated a plan for office space above retail after purchasing the property in January of 2009 (the site had been a pool hall recently), it soon began developing a plan for housing above the retail.  Click here for the most recent images of the project.

Washington D.C. real estate development news

Designing Eden

Q&A with Ron Schneck of Square 134 Architects

By Beth Herman

As a mixed market rate and subsidized housing development, Eden Place at Beulah Crossing—with Phase 1 at 400-414 Eastern Avenue NE—in some ways has been seen as a bellwether of revitalized multifamily housing in D.C., but not for obvious reasons. DCMud spoke with Principal Ron Schneck of Square 134 Architects about the firm’s role in making aesthetics a key component of affordable housing.

DCMud: Tell us about the genesis of Eden Place at Beulah Crossing.

Schneck: Under the Fenty regime, there were a series of RFP’s put out to galvanize underutilized city-owned sites in the District. Washington Interfaith Network was involved with this one, specifically Beulah Baptist Church.

DCMud: What makes this housing project different?

Schneck: We chose an Arts and Crafts style. There’s always a site plan condition that’s governed by economics, and the problem with large townhome developments typically is you always fluctuate between designing individual town homes vs. a block of buildings that create one mass. The more material and colors that you can have at your disposal makes (the former) a lot easier.

DCMud: Tell us about the site.

Schneck: The existing site was public housing that had been abandoned for many years—a real blight on the community. The church identified the site, and we worked with two development groups: UrbanMatters Development Partners LLC and Denning Development, who partnered with Beulah Baptist Church—which was critical in convincing the community that this was something it needed. NCD Management was integral as they provided development and construction management.

DCMud: What is the time frame?

Schneck: Eden Place at Beulah Crossing is being developed in two phases, with the first broken up into two different buildings on Eastern Avenue NE. Part A of the first phase, along Eastern Avenue, has been completed and is occupied. Part B of Phase 1 is probably going to be finished by the end of the year if not sooner. There are to be 63, approximately 1,500 s.f. units altogether when Phase II along Dix Street NE and 61^st Street NE is built (estimated completion 2013).

DCMud: Describe the interior space.

Schneck: Most are three bedrooms, two-and-a-half baths, and there is the gabled space. They’re big, inhabitable bedroom or playroom-type bonus spaces. These townhomes have really nice finishes: hardwood floors; brushed nickel; chrome; some with stainless steel; Energy Star appliances; nice interiors that are market rate. The first floor is contemporary open concept.

DCMud: Is it fair to say the neighborhood is undergoing a lot of revitalization, which doesn’t stop with Eden Place?

Schneck: There’s more development scheduled to go on around it—plans to take over abandoned structures.

DCMud: How do you frame this and your role in it?

Schneck: The reason I’m doing multifamily housing right now is we’ve more or less maxed out the suburbs. Everyone understands that they don’t want to live 60 miles away from where they work. That’s why the housing market is so strong in D.C. because everyone’s moving back into the city, and it’s not just young professionals anymore—it’s families. (The Office of Planning reports about 1,100 residents moving into the District each month.)

DCMud: So what kind of design gauntlet does this throw down for you?

Schneck: The challenge for architects is to try and find a language and a style that is appropriate for that new demographic, which is ‘the family in the city.’ Granted, this is not downtown, but it’s not suburban and also not urban. It’s that buffer area that I think we’re going to be seeing more and more of. People want to live in the city.

DCMud: Speaking of the city and its challenges, what area impresses you the most?

Schneck: I’m a big fan of Penn Quarter. When I first came to D.C. in 1996, the neighborhood did not exist or at the very least had nowhere near the vibrancy it has now. It reminds me that D.C. is a big, international city, and it happened so quickly that it’s now a dynamic area. Penn Quarter and Columbia Heights are the two neighborhoods that happened seemingly overnight. In a couple of years’ time, they have completely transformed and impacted the surrounding neighborhoods.

Shops Open in Fairfax’s New “Urban District” at Mosaic

Sponsored Post

One stroll through Mosaic District and you’ll think you’ve landed somewhere between Capitol Hill and Bethesda.

DC’s favorite shops and restaurants are flocking to Mosaic District, a $150 million Edens development with retail anchors such as Matchbox Restaurant, Black’s, Cava, MOM’s Organic Market, Nieman Marcus Last Call Studio, Dawn Price Baby, Anthropologie, South Moon Under, Angelika Film Center and much, much more. Target, the largest retailer at Mosaic District, will open its doors this Sunday, October 14^th.  A full list of retailers, opening dates and events is available at the Mosaic District website.


Also onsite are new townhomes by DC’s leading urban developer, EYA. The townhomes at Mosaic District feature three and four bedroom floorplans, contemporary architecture, garage parking, plus the company’s signature rooftop terraces. New homes start from the mid $600s and include luxury finishes such as hardwood flooring, granite countertops and stainless steel appliances. The townhomes are now 50% sold out and a limited number remain for Spring 2013 move-in.


In addition to the 40 shops and restaurants onsite, Mosaic District offers a shuttle to Dunn-Loring Metro station for easy access to the Orange line and downtown DC. It is perfectly situated where I-66, Route 50 and the Capital Beltway meet and Tyson’s Corner is a quick ten minute drive. Mosaic District is EYA’s 17th new home community in northern Virginia and a destination designed by leading retail shopping center developer Edens.

Grosvenor, Skanska Close on Ballpark Site, Hope for Construction Next Summer

The Capitol Riverfront neighborhood got another shot in the arm today as developers announced a new project adjacent to the Nationals ballpark.  Developers Skanska USA and Grosvenor Americas closed yesterday on their purchase of the long block on 1st Street, SE, between M and N Streets, just north of the ballpark, and hope to begin construction by next summer.

The site, known as Square 701, will hold four buildings with more than 650,000 s.f. in total:

-An 11-story, 224,000 s.f. office building (built by Skanska, designed by Gensler, see rendering below),

-A 170-room hotel (by Grosvenor),

-Two residential buildings with a total of 285 units and connected by a "trellised glass bridge" (by Grosvenor, designed by Hickok Cole).

In all, the site will offer up to 55,000 s.f. of retail space.  The land had been owned by Potomac-based Willco Companies since 1948, and was cleared of buildings several years ago; in a simultaneous transaction Grosvenor purchased nearly the entire block from Willco and Skanska purchased the northernmost portion of the site from Grosvenor.  The site is adjacent to the hole Monument Realty excavated in 2007 and has left sitting ever since.  Rob Ward of Skanska says that while Grosvenor and Skanska are not technical or financial partners on the project, they will be working in tandem to unify the site.

Ward tells DCMud that while Willco had its own plans for the site, both Skanska and Grosvenor are developing new building designs, which have been wending their way through DC's zoning process throughout the summer.  Ward expects that under the most optimistic circumstances work could be underway on either the residential or office component as early as next summer; to date the developers have been in discussion with the ANC and zoning officials but "don't have enough design to pull permits yet."  Ward says the project is "basically by-right zoning" and "consistent with what the city has in mind for the site."

The new building is being designed to earn a LEED Gold platinum rating.  McCaffery Interests will be representing Grosvenor on construction elements of the project, which include the alley (Cushing Place) between this site and Monument's land.  The alley is expected to be reopened, though Ward notes that he has no news on Monument's projections for work to resume.  Below is a site plan - north is up.

Washington D.C. real estate development news

10 Questions with ... Eric Colbert

10 Questions is a new weekly feature in which we interview some of the leading District figures in real estate, architecture, development, and planning. This week's subject ... architect Eric Colbert.

As much as any architect working today, Eric Colbert is responsible for the look and feel of contemporary D.C.  Once called "the architectural god of 14th Street," Colbert and his firm, Eric Colbert & Associates, is known for his subtle but artful aesthetic, and his projects are everywhere.  Whether you know it or not, when you think about District architecture, you're thinking about Eric Colbert.

1.  What’s a typical day for you?

Wake up at 5:45 and am on the Potomac River by 6:20 am in my kayak doing a workout near Brookmont.  In the office by 9:00 am.  Most of our projects are local and I often make a site visit to one of our construction sites during the day.  As the owner of the company, it is my responsibility to distribute work to the employees and insure that our resources are being used efficiently.  At least 3-4 times a week potential clients come to me with possible projects that they want me to analyze.

I normally work through lunch.  Leave office around 7:30 pm.  I have no TV and usually read a couple of hours in the evening.

2.  What or who is your biggest influence?

When I started my company, for many years I shared offices with the developer, Sandy Wilkes.  He taught me a lot about how to organize and run an office, and remains a close friend and client.  Gary Squire is another long-time client that has taken a strong interest in my company and has been an effective mentor.

3.  What neighborhood do you live in?

I have lived in numerous DC neighborhoods, including Adams Morgan, Eckington, Penn Quarter.  I currently reside in Chevy Chase, DC.

4.  What is your biggest DC pet peeve?

Phobia about building height.

5.  What is the #1 most played song on your iPod.

I play a lot of songs from Cold Play’s “Mylo Xyloto” album and Leonard Cohen’s “Old Ideas” album.

6.  Favorite DC haunt?

9:30 Club.

7.  What’s your favorite thing to do on a Sunday afternoon?

Be outdoors, kayaking, hiking, etc.  I just returned from a 2 week, 227 mile kayak trip through the Grand Canyon on the Colorado River.

8.  If you could live anywhere in the world, where would it be?

I travel quite a bit and always enjoy returning to Washington, DC.  There is no place else that I would rather live.

9.  If you couldn’t be an architect, what would you be?

If I couldn’t be an architect, I would probably want another type of job in the construction or design industry.  I love all aspects of creating a building, furniture, or any built form.

10.  Name one thing most people don’t know about you.

I am addicted to crime novels.