Category Archives: Development

11 Unit “Pop Up” Development, The Brookland, May Be Coming To 12th Street

The Brookland at 3614 12th Street NE., rendering courtesy of Lock 7 Development

You’ve seen them in other neighborhoods, and now Brookland too – “pop up” developments – that add a number of floors to a building and in the process dwarf their surrounding homes/buildings.  The practice has become so common, and extreme in some cases, that DC’s Zoning Commission issued new rules  a couple of years ago to bring some order to the situation.

So, we thought neighbors would be interested in knowing about The Brookland, an 11 unit residential development planned for 3614-16 12th Street (within the row houses along the western side of 12th Street between Newton and Otis).  Right now, the rowhouses are not residential, they are all current or former businesses. We spoke to a business owner within that row of buildings and all he would offer up is that the project is “slow going”.

The developer is Lock 7, which also built the sold out Brooks Row development at 12th and Franklin. Coincidentally, just after we drafted this post, the buildings hit the market for $2 Million, from the listing:

Prime Brookland development site for sale. Over 3000 SF of MU-4 zoned land. Two adjacent parcels have been combined and plans convey for an 11-unit condo building with three parking spaces.

So, who knows what will actually happen? According to the project page, the development will be a mixture of one, two and three bedroom units. While it may be aesthetically jarring, there is no doubt that DC needs more housing, particularly close to the Metro. Also, we need more density on or near 12th Street if we want a vibrant main street. So, what do you think? We will keep an eye on this development and let you know when we learn anything new.

First Look: Potential Retail Space Concept At 12th And Franklin

We recently posted that the shipping container condo development originally planned for 1201 Franklin Street NE is probably not happening.Now, we have a better idea of what might be coming to the corner of 12th and Franklin via these renderings from the agent managing the property for Rosenthal Associates. Looks like the parking spaces remain, it will remain one floor, and the building will have lots of front facing windows. We will let you know when we learn anything new.

Shipping Container Condo Project At 12th And Franklin Appears To Be Scrapped

About a year ago, we wrote about a planned development that included retail and condos made of shipping containers. Since then, there has been no activity at the location, 1201 Franklin Street NE (next to Menomale). We noticed that recently a sign that says “Space for Lease” went up, so we are guessing that plans for the development are not happening as of now. We will let you know when we learn anything new.

Howard Divinity School Development Moves Forward And ANC Meeting To Discuss It

Rumblings about development at Howard University’s 23 acre School of Divinity property have gone on for years.  The last time we wrote about it,  in June 2016, the University was engaging community stakeholders about the potential development. We recently learned through this article in the Washington Business Journal that the University has selected a developer to oversee the project. From the article:

D.C.-based FLGA LLC Real Estate Group and Orlando-based ZOM Living will immediately begin their due diligence and master planning activities for Howard’s East Campus, the university announced. The property, at 1400 Shepherd St. NE, is largely vacant land with three existing structures, two of which are historic and will be retained. The divinity school operated there until 2015.

On Wednesday November 15 there will be an ANC5B Meeting from  6:30 – 8:30 pm at John Burroughs Elementary (1800 Block of Newton Street NE). Howard University guests will discuss latest steps in development of Howard Divinity Campus.

The Howard University School of Divinity (HUSD) is located at 1400 Shepherd Street, NE. We will let you know when we hear anything new.

Development Update: Possible Progress On Longstanding 12th Street Eyesore

Our tweet from January 2015 about the neglect of this property

Long time readers know that we have been writing about the eyesore at 3018 12th Street NE for about 4 years. Now it appears something may be happening with it again. We recently noticed an “Emergency No Parking” sign in front of the former barbershop. The placard indicates no parking is allowed from August – February for a “roll off debris container”, and a few days later a dumpster appeared in the spot. We hope this means that someone will start taking action on this monstrosity. Readers may remember that the last time we wrote about this property in December 2016, it was for sale for $750,000. For those wanting a re-cap, here is a rundown of the building’s history:

  • It was a barbershop for many years

    Recently placed no parking sign
  • In 2013 it was purchased and demolition/build out would occur in spurts. Also, a stop work order was issued at one point
  • In 2015 the owners obtained a permit to convert it to an office building
  • In 2016 DCRA issued another stop work order for a number of violations, not the least of which was that the buildout violated the zoning floor area ratio
  • At around the same time as the second stop work order, it was listed for sale for $750,000. This listing described it as an “investors dream” and “perfect for condo conversion”

We will keep our eyes open for anything new to report. This is what it has looked like for about a year and a half now:

What the development looks like now

Raze Permits Requested At Flip-It Restaurant And Studio202DC Locations On RIA

Flip-It II with Sale Sign in December 2016

The building located 1544 Rhode Island Ave, NE has gone through a few incarnations over the years, lastly as Flip-It, a beloved, affordable family restaurant. Back in December, we wrote that the 14,097 square feet of property that the restaurant sits on was for sale, based on signs that appeared on the property. We recently noticed a few weeks ago that the ‘Land Sale’ sign was taken down. Now we have learned that according to DC’s Raze Permit Report – August 18, 2017, a raze permit has been filed for the property.

Studio202DC – 1522 Rhode Island Ave NE

Also, a raze permit has been filed for 1522 Rhode Island Avenue, NE,  on the other side of the apartment building next to Flip It. That property  is home to Studio202DC, a media company, which hosts BLIS.FM, an online streaming radio station. We will let you know when we learn anything new about these properties.

Providence Hospital Plans To Develop Its Campus Into A ‘Health Village’ And Has Stopped Some Services

Emergency entrance at Providence Hospital

Providence Hospital is the hospital nearest to Brookland, located at 12th and Varnum Streets, NE. In 2014 the hospital completed a modernized emergency room. Recently we learned from an article in The Washington Business Journal that the hospital is looking for a development partner to create a “health village”  on their 30-acre campus. From the article:

Retail, housing and recreation space may soon replace Providence Health System’s Northeast D.C. hospital…Providence wants to provide services that can impact the overall health of the community outside of “traditional health care.” That means affordable housing, retail, education and other social services could all be part of the new plan to replace the traditional hospital building.

Providence Hospital is the longest continuously operating hospital in Washington DC, was chartered by President Lincoln in 1861, and has been in its current location for 57 years. It will be interesting to see if and how this legacy will be reflected in their plans.

We also learned through another Washington Business Journal article that the hospital has already started cutting back services. From the article:

Providence Health System plans to close two service lines — inpatient behavioral health services and maternal infant health services — within the next few weeks, costing at least 89 people their jobs.

While there are few details on the development available yet, we will definitely keep our eyes on this potential development.

Development Update: 12th And Allison Townhomes May Be Approved By Next Month

Rendering courtesy of EYA and KTGY Group

The last time we wrote about the 12th and Allison development, it was last summer and the development team was meeting with residents and other stakeholders to gather input on their proposal. Based on some push back from the immediate community, the original proposal that was submitted to the City in August 2016 was updated to reduce the number of units from 150 to 82 and a greater amount of green space will be preserved. The updated Planned Unit Development (PUD) was resubmitted in February 2017, you  can see it here. We recently learned from an Urban Turf article that the Zoning Commission could approve the development in the next month. From the article:

In the final design, the applicant and architect KTGY Group amended the materiality and design of the side facade of the end units facing streets and added and revised architectural details to enhance the compatibility of the new houses with the existing rowhouses in the neighborhood. Wrap-around porches will remain on some of the new homes based on recommendations from the Office of Planning, despite that not being a prevalent style in the neighborhood.

The development is bound by 12th, Allison, Sargent, 13th, and Varnum Streets NE. We will keep our eyes on this development and let you know when we learn anything new.

More Mixed Use Development Could Be Coming To The Rhode Island Metro

802-810 Rhode Island Avenue NE is the blue building in center at the corner.

Development near the Rhode Island Metro stop has been picking up serious steam recently. Brookland Press, a recently completed apartment building with about 300 units recently started leasing and a planned 13 acre mixed use development will break ground next summer next to the Metro stop. To add to it, we recently learned from this article in Urban Turf:

The owners of 802-810 Rhode Island Avenue NE have applied for a zoning map amendment that would rezone the block from PDR (Production, Distribution and Repair) to MU-6, changing the matter-of-right usage from commercial and industrial to allow for medium-density commercial mixed with high-density residential.

Those familiar with the building know that it is a part of the Mt. Calvary group of buildings at the Metro. We will keep an eye on this re-zoning request and let you know when we learn anything new.

Brookland Press Development Nearly Complete, Adds 296 Apartments Next To RIA Metro

Rendering Courtesy of Jemal’s Channing, LLC

It’s been about a year and a half since we wrote about a development that some neighbors may remember was called Channing Place. The development, now called Brookland Press, is two buildings  joined by an enclosed walkway and is situated very close to the Rhode Island Avenue Metro stop, and along the Metro tracks. Residents will begin moving into one of the buildings in a few weeks and the other building will be completed at the end of July. This article from Busnow has a lot of details and photos, including:

The community’s other amenities, available to residents of both buildings, include a fitness center and yoga studio, a rooftop deck, an outdoor pool, a business center with a conference room, a cybercafé, a pet spa and grooming station, and a lounge with a fireplace, a bar and a dining area…

…The community has studios ranging from 377 SF to 609 SF that start at $1,795 a month, one-bedrooms from 516 SF to 848 SF starting at $2,135, one-bedrooms with a den from 752 SF to 941 SF starting at $2,485 and two-bedrooms from 800 SF to 1,121 SF starting at $2,725.

The development’s name is a nod to the history of one of the buildings, which once housed a printing press.