Wednesday, July 20, 2011

Your Next Place

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By Franklin Schneider

This restored three-level high-ceilinged Victorian was verrrrry classy, so much so that I wore jeans to the open house and was in perpetual fear that the house itself was going to somehow expunge me from the premises, like my grandmother and her first transplanted kidney. (To this day she swears it was because the donor “wasn't Catholic enough.”)

The woodwork, the chandeliers, the hardwood floors – the details here were at once incredibly ornate but also subtle. It's like the house where Elton John would live if he was a professor of semiotics. It just felt like a house where every little thing had been thought about and then gotten just right. The bedrooms are each unique and generously sized, the dining room is fantastic, the kitchen is the ur-kitchen that everyone imagines when they think about “the perfect kitchen,” and the house has four – four! - fireplaces. If I lived here, I'd be committing crimes constantly, just so I could have dramatic late-night evidence-burning sessions.



There's also a huge, beautiful library that could hold almost half the printed-out contents of the cheapest Kindle. (I kid!) And finally, the house comes with parking for two cars or, if you only have one car, a huge doublewide space that you can kind of haphazardly pull into sideways and it doesn't matter, not like when you do it at Whole Foods and the other shoppers key your car.

1412 HOPKINS St., NW
Washington, D.C. 20036
3 Bedrooms, 2.5 Baths
$1,850,000






Washington D.C. real estate news

Monday, July 18, 2011

Giant Steps for New Supermarket on H Street

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Nearly as promised, Steuart Investment will officially break ground, tomorrow, July 19th, on its Giant-anchored mixed-use development at 3rd and H Streets in Northeast, after having secured the necessary permits one day before Steuart hoped to break ground - July 1st - on the Torti Gallas and Partners designed 286,500 s.f. of retail and residential.

In less than two years, the corner will offer 215 rental apartments, and an alternative big-box, grocery-shopping experience to Murry's down the street at 6th, which has some telling reviews on Yelp.

The new 42,000 s.f. Giant will take up the majority of the first floor in the six story building, with the remaining bulk, floors two through six, being residential. The ground floor will also offer a small, corner retail bay with 22' ceilings, as well as a lobby.

Giant and Steuart Investment shook hands on the deal in November of last year, when other suitors for the lease - Yes! Organic Market, Trader Joe's, and Harris Teeter - were passed over. Clark Builders Group will take six months to dig down (and construct the foundation to grade) before building up, as two floors of underground parking with 270 spaces - 125 for shoppers and 145 for residents - is planned for the site.
When Guy Steuart, director of Steuart Investment, originally submitted plans for a PUD to the District, around 2005, he hoped to build an 8-story structure with three floors of parking, but the plan was deemed too dense, and height and parking were both trimmed. Of construction on the site, Steuart explained, "The mess will be gone by and large in 18 months... the Giant plans to open in the spring of 2013."

Of the design, shown at left (before height was shaved two stories), Sarah Alexander of Torti Gallas explained, "[The goal was] to integrate [it] into the historic fabric of H Street through breaking the building down into three different facades, the main red brick facade takes on more of a contemporary loft aesthetic, the eastern blond brick portion has large glassy bays which help create a rhythm in keeping with the scale of H Street, with setbacks at the upper level, and finally the small townhouse facade on 3rd Street steps down to the adjacent townhouses to the north."

Councilmember Tommy Wells (Ward 6), who is expected to attend the ground breaking, has previously expressed his approval that the development is a four-block walk to-and-from Union Station Metro, and will be located near a Streetcar stop, when the transit project is completed, hopefully in late 2012.

Joining Wells, tomorrow, should be Mayor Vincent Gray, Giant's vice president of sales Shane Sampson, and Steuart.


Washington D.C. real estate development news

IMF's Dupont Hotel on Path to Redesign

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The IMF wants to clean up its hotel image. No, not the mental image of DSK in a hotel room (eww), but its image in Dupont Circle-West End, where it has run a nondescript apartment-hotel since 1991 for visiting professionals from the IMF and World Bank. The stately location - a visible corner 2 blocks from Dupont Circle at 21st and New Hampshire Ave. - may offer a convenient respite for employees, kitchenettes and multilingual staff, but its tired structure needs a reinvention befitting its international clientele.

To that end, the IMF will gut and refit the 10-story structure, now with 100 apartment units, into a more contemporary visage, taking the same shape as the existing edifice, and sell the smaller of the two buildings that now make up the Concordia Hotel. The IMF will employ Washington D.C. architects Bonstra | Haresign to redesign the '60's motif by gutting the building and keeping the existing concrete frame.
The IMF will sell off the Bond Building (see picture below), now accounting for 78 of the 178 units of the Concordia and connected on the ground floor. Initial plans are for a LEED Gold certified building that will slightly increase the interior space with the same footprint, gaining additional units over the current 100-unit configuration, adding rooftop amenities for residents. The Concordia, appraised by the DC government for $58m, was designed in 1965 by Berla & Able who, in a more inspired moment, also designed the Omni Shoreham hotel in Woodley Park.

Next door, Bonstra | Haresign's designs are already coming to fruition. The architects designed a pavilion that will add more retail to the corner of New Hampshire and M Streets in the West End, where Meiwah now sits. Construction is about midway to completion.

Even if the thought of DSK makes the idea of staying in an IMF hotel unappealing, at least the avenue will get what is expected to be an upgrade, erasing one more '60's building.

Building permits have not yet been issued for the project.

Washington D.C. real estate development news

Saturday, July 16, 2011

Your Next Place

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By Franklin Schneider

If you had the coolest grandma ever, the kind of grandma who smoked Virginia Slims, who kept her long hair after all the other women cut theirs off, who was always going off on cruises with different guys, who spent Sunday afternoons getting high and listening to Stevie Nicks records, who called people “Doll” and “Love,” who rolled her eyes during grace at holiday dinners, this is where she'd live.

A bright, stylish 2BR/2BA in Foggy Bottom, this place is truly unique. Every period detail has been preserved, from the floors to the furnishings to the kitchen cabinets. Look at these cabinets! I wanted to tear one of the doors off and sneak it out under my jacket. I'm pretty sure they filmed a scene in “Casino” in here. Tons of windows, a den, lots of closets. There's also a massive roof deck and an exercise room, it comes with two storage units, and it's in a full service building with a twenty-four hour front desk. Trader Joe's is close by, the waterfront, the Kennedy Center, GW.


I mean, look at this place! This is probably the coolest place I've ever seen. New “right now” things are okay, but let's be honest, they lack a certain sophistication. New things are … Crocs. Old things, however, are all class. Old things are … Wayfarers. Would you rather live in a “Crocs” place or a “Wayfarers” place?

2475 Virginia Ave Nw #318-319
Washington DC 20037
2 Bedrooms, 2 Bathrooms
$429,900




Washington D.C. real estate news

Friday, July 15, 2011

Joint Venture to Kick Start Florida Rock on the Anacostia

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Florida-based Patriot Transportation Holding Inc. and DC-based Midatlantic Realty Partners LLC (MRP) today revealed that a joint venture between the two will help develop the Florida Rock property near the Nationals Stadium. The combination will bring the necessary capital - $4.5 million from MRP - to the stalled RiverFront on the Anacostia mixed-use project envisioned as 1.1 million s.f. along Potomac Avenue in Southeast, a project that has been planned but idle for years, nominally run by Patriot's wholly-owned subsidiary Florida Rock Properties Inc. (FRP). A spokesperson for Patriot confirmed that there will be an immediate, transformed approach to the four-phase riverfront development project due to "market changes." The first phase will no longer be office space, as was approved by the District as part of the development's Master Plan, but will instead be apartments. The joint venture will again undergo rezoning before beginning construction on phase 1, projected to commence in the spring of 2013, with lease up from fall of 2014 through summer of 2015. Rezoning was previously requested for the industrial area that has for many years contained an active concrete plant on site. In 2008, FRP asserted that it was hoping to break ground on the river front project in May of this year, but was delayed, also due to unforeseen "market changes."Patriot confirmed that FRP will have a 70-percent stake in phase one of the project; phase two through four remain undetermined. More information will be disclosed after Patriot's third-quarter-earnings meeting, the first week of August. 

Washington D.C. retail and commercial real estate news

Thursday, July 14, 2011

Two Artists and an Architect Walk Into a Bar...

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By Washington DC commercial design and marketingBeth Herman Washington DC Design news - Beth Herman

…OK, maybe not a bar, but the atmosphere at the double-fisted Washington Glass Studio/Washington Glass School is just as intoxicating, and the two maverick artists and architect-cum-artist who helm them clearly want you to let your hair down and just have at it.
Designing some of the region's - and nation's - most uncommon public art of the last decade, studio projects in 40 states created by the “tripod,” as the three principals call themselves, range from a New Orleans AIDS memorial with multicultural cast glass faces, to a PG County circuit court outdoor copper-and-glass sculpture with components largely reclaimed from a courthouse fire, to a vast series of interior glass panels at the National Institutes of Health—with healing images. Marking a 10-year anniversary and their 4,000th student (in a variety of ages), Tim Tate, Erwin Timmers and Michael Janis are at the pinnacle of a business they say almost wasn’t.
Glass is in session
“We started our school on September 13, 2001,” Tate recalled of the tenebrous days following 9/11. “We thought, oh my God, it’s over. Nothing’s going to happen now.” But everyone they called in light of the tragedy implored them not to cancel classes, and according to Tate, they discovered that in those troubled times people didn’t necessarily want to buy art, they wanted to create it. To that end, classes that run the gamut from grinding and polishing to bas-relief dry plaster casting (of glass) taught and continue to teach motivated students, the school in part funded by the expanding portfolio of the three principals.Washington DC commercial design
For whom the bell tolls
With public art and monuments a predominant theme, Tate described the major fire that destroyed the PG County Circuit Court House in 2004 from which the burned and charred bell tower cupola was salvaged. Reclaiming the copper on top, sand carved panels that contain the seals of each of the Maryland counties served, and cast recycled glass (from a local office building) inserts depicting a judge’s mallet, the scales of justice, a map of PG County and a myriad other relevant images frame a neon bell inside, representing the old bell that would sound at 9:30 a.m. signaling court was in session.
“When we talk about public art, we’re usually talking about larger-scale architectural installations around town and in other states,” Tate explained, adding where possible, the trio tries to reference something old with the new project for cultural, community and sustainable purposes.
Parsley, sage, rosemary and thyme
At Bradley and Arlington Boulevards in Bethesda, a 1970s Safeway was something Tate called “a horror –one of the worst in their chain.” With the organization seeking a new aesthetic and undertaking a major redesign of its stores (the newer buildings are a Prairie School style, Tate said), the issue of camouflaging a first floor parking area presented a design challenge for the three gurus of glass. “The last thing they wanted was for people to see a giant parking garage while driving down the street.”
To address the problem, WGS is currently creating a 30-by-9-ft. glass wall with a checkerboard glass pattern, utilizing raised imagery of herbs such as basil, thyme, parsley and more. Some of the glass will be clear with raised imagery, and the rest is amber glass, also with raised imagery. WGS is using reclaimed glass from the former Safeway where possible.
Wherever a section is raised on the amber glass, it bends the light just enough to turn it a “greenish purple-y blue,” Tate said, “so as the light changes, color shifts will happen all day long.”Washington DC commercial design
Prior to the Safeway project, at Food and Friends in D.C., an organization providing food and nutrition counseling to those suffering from HIV, cancer and other ailments, an outdoor memorial/donor recognition wall in a Garden of Remembrance was erected with bas-relief cast glass panels in purple, amber and green glass. Names can be inset into the panels, and when the sun shines the glass bathes the garden in a warm and special light.
Watson, come here!

In the vein of “accidental” discoveries like the telephone, Tate indicated all three principals are well-known artists in their own rights, showing internationally, nationally and locally at large art museums, special exhibitions and other venues. But he revealed their signature prowess evolved from an Erwin Timmers experiment, and has essentially been a work in progress over the last decade.
“Someone had mentioned they’d heard if you push something into dry plaster, you can melt things into it,” Tate recounted of the process, adding it just didn’t seem right. “You’d think the thing would fall apart, or smoosh, with no detail.”

Over what Tate called a very strong objection (“it’s how we do things”) on his part, colleague Timmers tried it, placing his hand into the plaster to make an impression, adding a piece of glass on top which was melted down. Technically, “the heat went on to expand the molecules of the dry plaster, hardening it just enough so that when the glass melts in, it doesn’t move out of the way,” Tate explained, adding they pulled out a piece of glass with Timmers’ fingerprints on it, as it was that detailed. Realizing they had something in this process, Tate said they’ve spent years refining it because they’re using both glass and plaster in ways they were not intended, and formulaic changes need to be made to accommodate seasons and other variables.

A hole by any other name
At EPA headquarters at 1200 Pennsylvania Ave. NW, WGS was commissioned to create what Tate called a “cistern for the gods.” With the agency’s courtyard converted into an “educational, low impact rain runoff project,” according to a website, Tate and team were charged with imagining the design, which included lining an 8-ft.-deep hole with thousands of quarter-inch pieces of glass. This was achieved by lowering an assistant into the abyss to apply silicone and place each component—in the dead of a Mid-Atlantic summer (the principals rewarded him by financing the remainder of his education). A tiered finial at the top, also made of glass, looks like rain dropping into water, with the entire venture illuminated by blue LED’s.
“There is no book on this stuff,” Tate said of the process behind the body of work WGS has produced in the past 10 years. Referencing interior glass sculpture at Washington’s tony Palomar hotel (think cast glass with fused imagery and steel), and a healing glass wall redolent of nature at Vanderbilt University Medical Center in Nashville, Tennessee, Tate said the time involved from start-to-finish can range from one month to many years.

Tate also said that despite the issues one might connect over time with a public art glass installation, vandalism has been virtually non-existent. In New Orleans, their policemen’s memorial is a glass wall in the worst part of town. Though WGS designs for the contingency where segments of a sculpture or monument can be removed and replaced, rather than starting from scratch, Tate believes there’s a certain “honor” among artists, graffiti or otherwise, out in the world.
“We have never had anyone come up with a hammer and break something. We’ve never had anyone tag something,” he affirmed. “People don’t necessarily want to destroy art.”

Of the perpetuation of WGS’s work, and specifically of his students at the school, Tate said “…a rising tide floats all boats. We try to help everyone achieve their next goal. We came together to make an impact on Washington.”

Washington DC retail news

Wednesday, July 13, 2011

Marion Barry: Don't Build in Ward 8

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Ward 8 has the lowest home ownership levels in the city, by far, and Councilman Marion Barry has a solution: Stop building rental property. Barry has proposed a bill that would prohibit construction permits for new apartment buildings within his ward.

In a press release this afternoon, Barry bemoaned the "few opportunities for residents to become homeowners," noting that only 24% of ward 8 residents live in their own home. Barry notes that families in Ward 8 are "driven by a philosophy to just survive, rather than to invest in their future. " By stopping the illicit flow of the "over saturation" of new apartment units into the ward, Barry reasons that families will be better able to purchase homes.

The legislation submitted by Barry does not directly address the connection between the supply of rental housing and the affordability of home ownership, but states the over-construction of new housing "has lead to few opportunities for residents to become homeowners." Taking away rental options, according to the press release, will force renters to purchase. "Renters are paying anywhere from $1,500-$1,800 per month for housing. At the end of twenty years, what do they have to show for it, nothing, not a cent of equity value," said Barry.

Washington D.C. real estate development news

Douglas Secures Hecht's Warehouse at Auction

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With Patriot Equities having defaulted on more than $44 million for its property known as "Hecht's Warehouse", noteholder Douglas Development picked up title to the property this afternoon as the sole bidder of the auction it held through Alex Cooper Auctioneers. Douglas gained control of the title with an unrivaled bid of $20 million (a hair above the "outstanding debt in excess of $19,999,000") for the entirety of the four-parcel property spanning New York Avenue in Northeast: 1401-1403, 1545 New York Avenue NE, and 2001 16th Street, NE. Meaning, Douglas is no longer the noteholder, but the property owner, and potential developer, of the site.

The City Paper reported last week that Douglas Development had bought the promissory note for the Hecht's Warehouse property from U.S. Bank in March of this year, after Penn.-based Patriot Equities was unable to keep up with a $66 million loan, and the Bank nearly went into foreclosure last year.

Patriot Equities had purchased the Hecht's Warehouse property in 2007 for $78 million and planned a development called Patriot Yards, a warehouse facility that boasted "loading accessibility which is virtually unmatched in the District." At the time of purchase, Abdo was thrilled to have future development in the Northeast neighborhood, with the hopes it would encourage investors for its own 17-acre Arbor Place project, which never happened, nor has development of New York Avenue taken hold.

As reported by the Post on Monday, Norman Jemal of Douglas asserted that his company "is considering a warehouse distribution space at the site or possibly apartments with streetfront retail."

Washington D.C. real estate development news

Plan in Queue for Babe's in Tenleytown

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Washington DC commercial real estate, retail for lease
Plans for the former Babe's Billiards site at 4600-4614 Wisconsin Avenue NW in Tenleytown have been knocked around, and ultimately scratched, since early 2004, three years before the well-known neighborhood hangout was forced to give its final last-call-for-alcohol. The site, dormant now for four years, is owned by Douglas Development, and the developer plans to rekindle an earlier vision for the parcel: a six-story, mixed-use development with a significant retail component. Babe's of Tenleytown, Douglas Development, Shalom Baranes, new construction Douglas Development, flying as Jemal's Babes LLC, purchased the site at auction in February of 2009 for $5m - in what many insiders considered an overly aggressive bid - after previous owner and developer, Clemens Construction, went into foreclosure and was forced to fold on its plan to turn the site into the 70-unit Maxim Condominiums, first conceptualized in 2006.DC real estate, retail for lease In 2009, Douglas asserted it would re-establish the site as simple retail, but then filed a request with the Zoning Commission in September of 2010 to rezone the property and develop the site into a significantly more dense mixed-use project incorporating anywhere from one-to-three floors of retail topped with residential. This plan, however, was scaled back in December of 2010 - back to a one-story, one-tenant redevelopment of the existing structure, likely to be occupied by a restaurateur. Following through with this downsized plan would have allowed Douglas to forgo the PUD and rezoning process and develop by right, in line with the property's current C-2-A zoning (low density, maximum height of 50'). Yet, eight months later, with the corner building still empty, Douglas is opting to go big again and has returned to the six-story, mixed-use plan for five stories of residential above 12,600 s.f. of ground-floor retail, confirms Paul Millstein, head of construction-related activity at Douglas (the rendering above is just a concept). Plans are currently in Shalom Baranes' design queue, although there are no active renderings yet, per the architect. The PUD-plans will be submitted to ANC 3 "by September" said Millstein. "If not September, October for sure." Meanwhile, anyone looking for pool can head to Babe's new home in Silver Spring, where the watering hole relocated in November of last year. Anyone looking for vestiges of the neighborhood's seamier days of the '60s and '70s will have a harder time finding it. 

Washington D.C. retail and commercial real estate news

Tuesday, July 12, 2011

Sometimes You Feel Like a Nut-Shaped Park

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A media release announcing “Mr. Peanut Goes to Washington!” was nutty enough to work. Like those saddled with an anxiety invoking peanut allergy, not everyone will be able to stomach a peanut park, or the blatant corporate sponsorship, but D.C. residents will soon have a new park as a result.

Children in Lincoln Heights might think they've swallowed a bad sandwich, if they happen to spot Mr. Peanut’s Nutmobile (think Oscar Mayer Weinermobile, but a peanut) zipping around the Northeast neighborhood today.

Joining Mr. Peanut in Northeast were Mayor Gray and Congresswoman Norton; the crew was not hashing out the sticky details of a subsidized peanut butter bill, but instead showing support for a collaboration by Planters and The Corps Network to gift Washington D.C. with a peanut-shaped urban park, and tree-planting event.

D.C. is one of three communities nationwide to receive a peanut-shaped park, and also one stop for the Nutmobile on its 16-city 2011 tour. Notable chunks: the supersized vehicle runs on biodiesel and features smooth interior flooring made from wood yanked from a 170-year-old barn.

Located at 50th and Nannie Helen Burroughs Avenue, this new “Planters Grove” peanut-shaped park was designed by New York-based landscape architect Ken Smith and will be surrounded by a greater area of tree canopy once the community-planted fruit and nut trees (39), and serviceberry trees (37) mature.

The focal point of the park, the peanut, is lined by free-standing porch columns that accentuate the delicious hour-glass shape.

Azaleas will border the columns, not only giving a nubby peanut-shell perimeter to the park, but will “note the beginning of America’s urban environmental movement, which began when Lady Bird Johnson responded to the plea of local eight-year-old John Hatcher for azalea bushes for his housing development.”

How many people will run after the Nutmobile, mistakenly thinking that Mr. Peanut is (as he should be) hawking PB&J, as the newest member of D.C.'s growing fleet of food trucks?

Washington D.C. real estate development news

Editors Building Downtown Turning to Hospitality

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LinkThe "Editors Building," located one block from the White House at 1729 H St., NW in the Golden Triangle, has been owned and occupied by Kiplinger Washington Editors Inc. from the time it was completed in 1950. But after six decades, the family-owned finance publisher is selling its 10-story, 77,000 s.f. neo-classical building to a hotel developer.

The buyer currently under contract, OTO Development Company LLC, has put down a firm deposit, giving Dek Potts, a senior managing director with Holliday Fenoglio Fowler, L.P. (HFF), "reasonable confidence" that the sale is a sure thing.

Settlement is scheduled for October in order to allow Kiplinger time to relocate. HFF has been marketing the property since the summer of 2010. OTO Development LLC is a South Carolina-based hospitality development company with properties nationwide, and in April delivered its first project in D.C., the Hilton Garden Inn at Constitution Square in NoMa.

Located in the downtown core, the new Golden-Triangle property being acquired is C-4 zoned, allowing office, retail, housing, and mixed-use development (up to 110' and 8.5 F.A.R.) by way of right.

Designed by Washington architect Leon Chatelain Jr. in 1948, construction of the building in the subsequent two years was completed under the guidance of John McShain, celebrated general contractor-builder, who has been dubbed "The man who built Washington." McShain and his company worked on over 100 buildings in the thirty-odd years spanning the 1930s to '60s, including the National Airport, the Kennedy Center, the Jefferson Memorial, the Pentagon, the Library of Congress annex, and, the same year as the Editors Building, a revamp of the White House.
The Editors Building is not designated as a historic/landmark structure, allowing the buyer one less fee-trip in the path to redevelopment. A façade of limestone surrounds a red-granite-and-bronze entrance with matching red-granite window accents. Inside, the continuation of neo-classical elements includes an all-marble lobby with 12-to-16' ceilings.

Washington D.C. real estate development news

Monday, July 11, 2011

Your Next Place...

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By Franklin Schneider

When I was fifteen, I spent a summer living with wealthy relatives in Germany, near the Black Forest. They lived in a very fine house that on the inside looked a lot like this one. When I think back on that summer, I think of the Old World elegance of their house; the hardwood floors, stone fireplaces, the simple but timeless elegance. That, and the fact that there was no drinking age, and that it was perfectly acceptable for a 15-yr old to stay the night at his girlfriend's house, in her bed. My parents really had no idea what sort of education I was getting.

But back to the Old World elegance. This place has it in spades, with wood and stone wherever you look; from the six fireplaces to the fantastic woodwork to the luxury dining room with a fully-functioning antique dumbwaiter (you don't see many of those anymore). There's a spacious library, with built-in shelves and a bay window/reading nook, a den/office, and a massive kitchen that opens onto a private enclosed patio for al fresco dining. Five bedrooms with two full baths and two half baths; the master bathroom is exceptional, long and white like a luxury traincar, with twin basins and a huge glass-enclosed shower with twin showerheads.




Located at 17th and P, it's close enough to the Dupont Circle metro and everything else (Whole Foods, Safeway, CVS, tons of shops, restaurants and bars) that you really don't need a car. At this point let me direct your attention to the one letter's difference in the phrases “carefree” and “car-free.” Coincidence? Well, yes. But it makes for good copy. Okay, decent copy.

1704 P Street NW
Washington, DC 20036
5 Bdrms, 3 Baths
$1,395,000
 

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