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.
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.
We like to keep an eye on major developments going on in the neighborhoods near Brookland, since the they will impact us in one way or another. We first wrote about NewCityDC in February 2016. At that time we were just getting the first look at the 15 acre development which borders New York Avenue, Bladensburg Road and Montana Avenue NE. We recently learned about a major investment in the development, via this story in the Washington Business Journal. Douglas Development recently acquired 9 parcels of land for $66 million to complete the development site (they spent $8.25 million already acquiring other parcels). From the article:
Within the triangle, the developer intends to build NewCityDC, a 1.5 million-square-foot mixed-use project just down the road from its Hecht Warehouse District. According to Douglas’ marketing materials, the vision for NewCityDC includes 422 apartments, 18 townhomes, 550,000 square feet of retail, 156 hotel rooms and 2,900 parking spaces.
The site plan includes a 130,000-square-foot grocery store, a separate 100,000-square-foot retailer, a five-story hotel, a host of restaurants and junior anchors and a movie theater.
We will continue to follow this development and let you know when we learn anything major.
Tonight ANC5E will vote on whether to support, oppose or provide no input to the Board of Zoning Adjustment (BZA), which will meet on May 31 to decide whether to approve the special zoning exception requested by the St. Paul’s College development. The ANC Commissioner for the SMD where the proposed development is, ANC5E01 Commissioner Garnett, recently posted this summary of the history, concerns and next steps for the development. From his blog post:
Like many members of the community, I continue to have concerns about the process by which this site was divided and the parcels considered at different times by different bodies. In 2008, the Zoning Commission reviewed case ZC 07-027, which was brought by the Paulist Fathers and their partners EYA. This case only covered the land that became Chancellor’s Row and enabled 237 homes to be built.
Since then, the Paulist Fathers have vacated their building and Washington Leadership Academy and Lee Montessori Public Charter Schools have signed long-term leases to serve 800 students.
The ANC is now asked to consider only the remaining green space, which is the 5.5 acres sited along 4th St NE. The development team of Boundary Companies, Elm Street Development, and the Paulist Fathers is proposing 62 homes and a new 20,000 square foot religious building for the fathers.
It seems to me that a holistic review would not have permitted 300 homes, 2 charter schools in 100,000 square foot building, and a new 20,000 square foot religious building to be built on this site in the way that is currently proposed, especially when compared to the Josephite Site in Brookland or the Redemptorist site in Edgewood. However, the ANC is not the body to make a judgement on the legal process the Paulist Fathers chose to follow.
For more information, you can check out this recent presentation and additional information and documents associated with this zoning request are here.
The Washingtonian followed up a recent article about relationships between DC Universities and their respective neighborhoods with another shorter article about how colleges are transforming the neighborhoods around them through development projects. Catholic University, Gallaudet and University of Maryland are discussed. We thought readers would be interested in giving it a read, from the article:
The development opened in 2014 and was a boon for a previously underserved neighborhood, adding amenities such as Starbucks, Busboys and Poets, and Barnes & Noble. Of course, those things help real-estate values, too—prior to Monroe Street Market, in 2013, the median home price in Brookland was $375,000. In 2016, it was $520,000.
In November we wrote about Primrose, a French wine bar coming to Brookland. We recently learned more details from this Citi Paper story. From the article:
The wine bar with an anticipated opening date of late summer will have a feminine, French feel. [co-owners] Zutant and Winter went on a research trip to Paris, where Winter says she fell in love with the easy-going bistros. She’ll carry out the design of the wine bar.
“We want to be just a French neighborhood wine bar slash bistro,” Winter says. “We don’t want it to look like it was plucked out of France and put here, want to have our own touches, but there are a few nods to France.”
Primrose will seat 94, including an outdoor patio and will be located at 3000 12th Street NE (northwest corner of 12th and Hamlin Streets).
neighbors would like an update. By now, all the big box anchors, Costco, Lowe’s, Dick’s Sporting Goods, Marshalls and PetSmart are open.
According to this story in the Washington Business Journal:
The latest tenants to sign long-term leases at The Shops at Dakota Crossing are Starbucks, Five Below, Vitamin Shoppe, Panda Express and T-Mobile, making the development nearly 90 percent leased, according to its owner.
These stores should open by early 2017. We haven’t heard any more info on the “upscale” TGIFridays that was supposed to be in the works about a year ago, but one full-service family friendly restaurant and a few other eateries are expected in any case. We will keep an eye on things and let you know when we learn anything new.
We thought readers interested in development in and around Brookland would enjoy this article from real estate website Urban Turf. It provides a listing and status of many of the development projects that are sure to shape the future of our neighborhood. Enjoy!
The development project at 3018 12th St. NE (between Hamlin and Irving Streets) has been dragging on for years. It used to be a barbershop for many years, then it was purchased about 3 years ago and the build out began. Since that time, the development has been issued stop work orders and the site has gone idle and been an eyesore for months at a time.
The last time we wrote about it, in December 2015, we cited this article in the Washington Business Journal that stated the development may finally be moving forward since it had been permitted to be an office building. After that, construction moved forward in fits and spurts. This fall, neighbors advised us that they contacted DCRA because of suspected violations with the development. We contacted DCRA in mid November to see if there was any news and they informed us that an inspector would be out shortly. Soon thereafter, the property was listed for sale for $750,000 as a residential property with the following description:
BUILD TO SUIT! Bring your imagination! Currently zoned as a C1. Building sold w/ plans & permits. Perfect for 3 large high-end Condos. Minutes to Catholic University. Perfect for Condo Conversion. Just a block from major shopping/entertainment district! Extremely high footage. Investors Dream.
Shortly after hitting the market, on December 9th, a fresh new stop work order was issued by DCRA, citing the following violations:
Work performed without a building permit (expired permit)
Failure to obtain required inspections
Zoning floor area ratio violation
It is hard to believe that this development can simply be purchased and move forward without major modifications and re-work, as you can see from the pictures, and given the stop work order. We will keep an eye on this property and let you know when we learn anything significant.
A lot of readers may already know about this development, but since the story broke while we were on our “blogging break”, we thought it would be worth posting for those who who were unaware. A lot of neighbors have asked me over the last year about what is going on with the vacant medical building and parking lot at 1201 Franklin St NE (next to Menomale) that closed a while back. For a while there were rumors that it would be yet another a 7-11 (please no) and although we were able to find an approved permit to gut the interior of the building, we didn’t know what would happen there until this story at Urban Turf. According to the article, the planned development will be retail space along 12th Street NE with 4 two-bedroom apartments made out of shipping containers behind it. From the article:
The shipping container homes will have loft living rooms, private balconies and will be passively solar heated. The planned completion date is next year.
Generally speaking, I am a fan of shaking things up, so many new residential developments are boxy condos or uniform looking rowhouses. But, it’s really hard to tell from the renderings if these will be cool and refined or something we consider an eyesore in 10 years. What do you think? We will keep an eye out and let you know when we learn anything new.
All about Washington DC's Greater Brookland neighborhood