You’ve walked by the construction numerous times on your way to yoga, out to dinner and even en route to late night drinks. And yet, you have no idea what lies behind the dirt and crane abyss at the intersection of 14th and U Streets NW.
Well, my friends, that construction lot is the site of a new luxury apartment complex. Surprised? You shouldn’t be. (See Plans Unveiled for the Louis at 14th/U; Will Remake Famous Corner.)
The Louis, which is expected to be completed in December 2013 by JBG Cos., is currently in the initial stages of development. As of now, the initial excavation, street level demolition and the preliminary foundation work is complete.
So what can we expect these next few months? In early-to-mid July, the tower crane foundation will be installed to allow concrete foundations to begin by August 1st. And in August, the development company will begin selective demolitions of nearby U Street properties.
Advisory Neighborhood Commission (ANC) 2B voted unanimously at their monthly meeting on Wednesday night to pass a resolution supporting the design concept for an apartment building planned for the corner of 17th and O Streets NW. The planned development is now a parking lot owned by First Baptist Church of Washington at 16th and O Streets NW and is in the Sixteenth Street Historic District. Initial plans for the project were met with opposition, mostly from residents of neighboring condo and apartment buildings. Concerns were mostly about the size, density and noise created by a new building.
The developer’s architect, Eric Colbert, presented revised plans and renderings of the project that addressed some concerns raised at earlier public meetings. Notable changes were made to the rooftop common areas and the landscaping, and Colbert showed a reduction in the number of efficiency units — the revised design will include a tier of two-bedroom apartments.
There was substantial discussion at the September 14 ANC 2B meeting about the developer’s reduction in the number of efficiency units from earlier plans — and whether it was a response to discourage younger residents and students or if it was to offer greater diversity and less density. Language in the draft resolution commending the developer for reducing the number of efficiency units was removed before the final vote.
The developers are scheduled to appear before the Historic Preservation Review Board later this month and the DC Board of Zoning Adjustment in October. The Dupont Circle Conservancy and a staff report by the Historic Preservation Office also supported the design concept.
ANCs are advisory bodies and cannot approve or reject projects such as the apartment building at 17th and O Streets. Instead, they have the role of advising DC’s government agencies and regulatory bodies on issues related to their respective areas and neighborhoods. Under DC law, other regulatory bodies are supposed to consider the actions of ANCs when making decisions.
The following column is from Stephen Rutgers, vice president of the Urban Neighborhood Alliance and Co-Chair of the 17th Street Festival. Borderstan is a member of the UNA and among the sponsors of the Festival. We welcome similar columns — you can reach us at [email protected].
The Zoning Committee of Advisory Neighborhood Commission 2B held a forum Tuesday night on the residential building proposed for 17th and O Streets NW. Both Greater Greater Washington and the City Paper‘s Housing Complex blog have reports.
Since the recent debt crisis ended there seems to be a lot of dissatisfaction with how the way Washington operates and how certain sides never want to find a middle ground and compromise. Since getting involved in the neighborhood a year ago, I have come to see a similar parallel in our own neighborhood.
The 17th Street Corridor is a unique and diverse neighborhood and, in my opinion, is one of the finest in the city. However, there seems to be a never ending divide of residents fighting any expansion or new project that will benefit the neighborhood. It’s not only splitting neighbors, but will eventually damage the success of our local businesses.
We need to come together and support the First Baptist Church’s plans for a residential building at 17th and O Streets NW.
I became co-chair of the 17th Street Festival last year to complete 500 hours of work experience needed for my Masters Degree from The George Washington University. During this process I saw first hand the division in the community and the fighting that was occurring in the neighborhood.
As my love for the neighborhood grew, it opened my eyes to the greatness the neighborhood could be and made me more passionate to make it better. After seeing the issues first hand I helped found the Urban Neighborhood Alliance with both business owners and residents.
Our hope is to bring change, bridge the gap and rid the community of the divide between the businesses and the resident. This is not unique to the 17th Street corridor. Talk to those on Capitol Hill or along H Street NE and you’ll find common factors. While we have seen this to be difficult for President Obama on the Hill, it has been equally as difficult on 17th Street and around our city. We are making progress, but it of course has not come without a fight.
17th and O Project Illustrates Divide
The First Baptist Church of Washington on 16th Street NW is proposing to build a nine-story, 228-unit apartment building on the site of its parking lot on the corner of 17th and O Streets NW. Not only will it get rid of a hideous 36-spot parking lot, it will bring a new influx of residents into the neighborhood which will translate to customers for our local businesses.
Unfortunately, a small group or residents are objecting the project and, once again, the issues being raised were far from factual. Instead of working with the business proposing the plan (in this case one of our local churches) some of our residents will fight it until the bitter end. Doesn’t this sound like Washington? Instead of working together some are more worried about having a “W” instead of an “L”, but in reality should be worried about getting a “C” for compromising.
This new building will not only bring in a new influx of residents into the neighborhood, but these residents will start shopping, eating and become customers to the more than 50 businesses along 17th Street. From our fabulous restaurants, bars, and other small businesses these businesses would love the extra business. This project will also provide continued financial support to the First Baptist Church of Washington which houses multi-use community space for the neighborhood.
Concerns Based on Facts?
While I fully support businesses and residents raising concerns over proposed project, I do hope that these claims are truthful and factual. One of the concerns raised is that the building is going to turn into a “dorm” for students and young adults.
It is important to note that the John Hopkins and SAIS campuses next to the proposed building only have graduate students. Most of them work full time or part-time in addition to going to school. Moreover, most GW students would not live in this building as most live on campus in Foggy Bottom for all four years.
As a recent graduate of both my Bachelors and Masters degrees from The George Washington University, I question the assumption that all young 20-somethings have no interest in investing in their neighborhood and building. There seems to be this perception that if young adults move into the neighborhood we will turn into the next Adams Morgan or Georgetown.
Diversity and Age Stereotypes
The one thing about 17th Street is that we have young, old, straight, gay, single, married, and everything else in-between. This community needs to accept everyone because we all bring something unique to this neighborhood.
This notion that one generation is going to ruin things is unjustified and an awful stereotype. Whether or not the church is allowed to proceed, there will always be noise as this is city living from both young and old. After talking to Keener-Squire Management I learned that they do not want their residents being bothered either, and noise complaints are unacceptable in any of the buildings they manage around the city.
Rooftops and Noise
The other main complaint is that there is a proposed rooftop common area for residents. As a resident of a building with a rooftop deck for residents, I have never once heard noise — either in my apartment or on the street from people on the deck.
There is more ground noise from cars and pedestrians driving by then anything else. The proposed rooftop, like most in the city, would have closing times to help prevent any loud noise late at night. Keener-Squire has already redesigned the rooftop to help block any noise that may come from the roof, and will continue to work to fix that concern. While this is a fair item to bring up, this does not need to be an issue, as the management company will deal with any noise complaint and rarely has issue with this at any of their other building with rooftop common areas.
Make Building Work for Everyone
While people should and will raise issues with new projects along 17th Street and across the city, it is my hope that instead of starting an all out war against any proposal we come together as a community and work together in making the proposal work for everyone. Keener-Squire has already gone back to the drawing board to help ease concerns in the community. I commend them for willing to be open to changes and listening.
We all need to be more involved and let the neighborhood know we are ready for the change not only our country needs, but 17th Street.