Construction to Begin Soon on The Kiley

Financing has been secured for The Kiley, a planned apartment project by UIP behind Capitol Park Tower at 4th and G streets according to Bisnow. The project has been in the planning stages over the past few years and went through several iterations before receiving approval from HPRB in early 2016. HPRB approval was needed since the adjoining Capitol Park Tower was landmarked as historic, as well as the landscaping. Now planned as 315 units, construction on The Kiley will start in about four months, after the existing parking lot behind Capitol Park Tower is demolished. Therefore, delivery of the new apartment building will likely be in late 2020.

Rendering courtesy of WDG

Historic Designation Sought for Rowhomes

In response to the pending demolition of the rowhomes along the 1300 block of South Capitol Street and the unit block of N street to build a 200-unit apartment building, the Southwest Neighborhood Assembly (SWNA) filed an application to designate the structures as historic with the District’s Historic Preservation Review Board (HPRB). According to the application, the six “Coleman & Richards Row” homes on South Capitol Street were built in 1892 and the seven “Banes Row” homes were constructed in 1916. The Coleman & Richards Row homes represent the oldest working-class single-family rowhomes left standing in Southwest. Most of the “obsolete dwellings” in Southwest were demolished during urban renewal, but the area east of Canal Street, south of M Street, and west of South Capitol Street was spared since at the time, most of the buildings were fairly new and in good repair.

This is not the first time in the neighborhood that historic designation was used to halt or slow development. SWNA used the tactic in 2014 when the Southeastern University campus building at 6th and I streets was being demolished in preparation for development into “The Bard,” a mixed-use project with administrative and rehearsal space for the Shakespeare Theatre Company (STC) and multifamily rental housing. In that case, the neighborhood organization was able to get some concessions from the developer in exchange for withdrawing the historic application. Subsequently, the building was demolished and the site sold to STC. A Planned Unit Development was filed for the site in 2016, but it was withdrawn last summer after a backlash from neighbors over the proposed height and density of the project.

It was used again when UIP and Perseus Realty had plans to build on top of a parking garage at Capitol Park Tower, located at 4th and G streets. In 2012, SWNA filed an application to place Capitol Park Tower on the DC Preservation League’s endangered list. At the same time, an application was filed to designate the building and landscape as historic. After the building and landscaping received historic preservation protection, the developers needed HPRB approval before proceeding with their plans for an addition. Final approval was given in 2016, but construction has yet to begin on the project. 

Altus Realty Partners was expected to start construction on the South Capitol Street apartment project later this year with completion in 2019. Since a historic designation application was filed, demolition of the rowhomes and development of the apartment building will not be able to move forward until the HRPB makes a decision or SWNA withdraws their application.

Capitol Park Tower Addition to be Called The Kiley on 4th

The second phase of Capitol Park Tower apartments now has a name…it will be called The Kiley on 4th. The name pays homage to Dan Kiley, the landscape architect that designed Capitol Park and other Southwest landmarks, such as Benjamin Banneker Park. Since Capitol Park Tower was deemed historic by the Historic Preservation Review Board (HPRB), the project needed to seek approval from the Board. After a lot of back-and-forth with HPRB, the 330-unit project gained approval in early 2016. Some original elements from Dan Kiley’s design will remain, such as the large pool on the east side of Capitol Park Tower. Other components will be reimagined, such as the concrete canopies used to cover the parking garage will be repurposed as covered walkways between the existing building and the addition. New landscaping between the addition and Capitol Park Tower will be designed to more closely resemble Kiley’s original design. In addition, the surface parking located on G Street will be replaced with landscaping. 

Construction on The Kiley is expected to get started in 2017 with completion in 2019. 

Renderings courtesy of WDG

Further Revisions to Capitol Park Tower Addition

Since its last meeting with the Historic Preservation Review Board over the summer, the developers of the Capitol Park Tower addition at 4th and G streets have come up with a revised plan. At the July 30 HPRB meeting, the Board stated the following about the proposed addition: 

The Board found that a new building addition in the proposed location could be compatible, but that revisions were needed to achieve compatibility with the site and existing building. Among its comments, the Board found that the pool pavilion should be retained, the end wings of the new construction should be eliminated, the design and materials of the new building should be restudied, the landscape plan should continue to be refined to closely follow Kiley’s design, the perimeter fence should ideally be eliminated or relocated and simplified, and that any enclosure of the ground level should be with much greater setbacks of the glazing. 

Perseus Realty and UIP took to heart the recommendations of the HPRB and made the following changes after meeting with the Capitol Park Tower tenant association and the ANC: 

• The existing pool house will remain. 
• The building mass has been simplified – the eastern and western nubs have been removed. 
• Metal panels are no longer the dominant skin material of the addition – terracotta and pre-cast panels were added. 
• The landscaping will more closely resemble Daniel Kiley’s original plan. 
• The ground floor of the existing building will remain open – no residential units will be added; however, the total number of units in the new building increased from 300 to 330 units. 8% of the units in the new building will be set aside as affordable housing. 

Below are some additional renderings, designed by WDG Architecture: 

View of courtyard (addition at left).

View south from SW Freeway.

End cap view from 4th Street.

Alternative design for end cap.

The developers will present their revised plans to the HPRB tomorrow afternoon at 1pm. 

Renderings courtesy of Perseus Realty

Revised Plan for Capitol Park Tower Addition

Development plans for the addition to Capitol Park Tower at 301 G Street have changed. Plans call for a seven-story, 270,000 SF building with 300 units – 8% of the building area will be set aside as affordable units. A 350-space garage will provide parking for the new and existing buildings. Gone is the four-story addition on the northeast corner of the site that fronts Capitol Park II. Also, the pool will remain, but it will be refinished. The pool pavilion, however, will be removed. The development team has proposed to enclose the open area of the first floor of the existing building with glass and turn this area into 20 apartment units, which will increase the total number of units in the existing building to 309. 

Last month, the ANC unanimously supported the plan, with a reservation about the building height. Zoning in the area is set at 60 feet, but the proposed addition is 74 feet. The development team is measuring the height of the building, not from the street, but from the Southwest freeway which abuts the site. The Office of Zoning approved that interpretation, even though the building will not be accessed from the freeway. By that measure, the new addition is 55 feet tall. In any case, the new building as proposed will be 12 feet lower than the existing building. 

At the July 30 Historic Preservation Review Board meeting, the Board voted unanimously for the following: 

The Board found that a new building addition in the proposed location could be compatible, but that revisions were needed to achieve compatibility with the site and existing building. Among its comments, the Board found that the pool pavilion should be retained, the end wings of the new construction should be eliminated, the design and materials of the new building should be restudied, the landscape plan should continue to be refined to closely follow Kiley’s design, the perimeter fence should ideally be eliminated or relocated and simplified, and that any enclosure of the ground level should be with much greater setbacks of the glazing. 

The development team will need to go back to the drawing table in order to gain approval for the project. Earlier in the year, it was projected that construction would begin by November, but it’s now likely that start date will slip a bit.

Rendering courtesy of WDG Architecture

Amidon Sidewalk Park Forum Tomorrow

A community forum will be held tomorrow at Capitol Park Tower (301 G Street) from 10 am to 12 pm to discuss plans for the restoration of Amidon Sidewalk Park, a neglected strip of sidewalk and benches along 4th and G streets that frame Amidon Field.

Untreated park bench on G Street.

Restored park bench on G Street.

The Waterfront Gateway Neighborhood Association has spearheaded the effort to restore Amidon Sidewalk Park. In recent months, work has been done to determine whether the wood benches along the park can be restored. One of the benches was used as a test case and as you can see from the photos above, restoration is possible (at least for benches that are still intact). A design concept has also been commissioned. $100,000 has been set aside in the District's 2016 budget for the park and private-sector dollars may also be raised.

At tomorrow's forum, members of the community will get a chance to vote on which components they would like in the park. Some of the ideas that have been discussed include:

- Bocce ball court

- Capital Bikeshare station

- Fitness course

- Flower planters

- Game tables

- Miniature golf

- Picnic tables  

- Rain garden

Come to Capitol Park Tower tomorrow from 10 am to 12 pm and help shape your community!

Rendering courtesy of Waterfront Gateway Neighborhood Association

Capitol Park Tower Addition May Start Construction Later This Year

 

Over the past several months, the owners of Capitol Park Tower at 4th and G streets have made improvements to the common areas of the building, such as a new lobby, hallways, gym, bike storage, and lounge. In addition, the units now have new windows, appliances, countertops, and fixtures. About 95% of the interior improvements have been completed. These improvements follow the purchase of the property by UIP and Perseus Realty in 2013 and are part of the agreement made with the tenants association during the Tenant Opportunity to Purchase Act (TOPA) process. Despite the fact that Capitol Park Tower received historic designation for the 289-unit building and landscape in 2014, the next phase of improvements is an addition to the property. 

View of north building addition from I-395.

At last week’s ANC 6D meeting, Adam Peters from Perseus Realty presented plans for a 295-unit addition. The rental apartments, designed by WDG Architecture will include units ranging from studios to 3BR units. About 24 units will be set aside as affordable housing under Inclusionary Zoning (IZ). A seven-story building is planned to the north of the existing building where the covered parking area is now located and a four-story building is planned on the east side of the property where the pool is now located, closer to Capitol Park II Condominium. An entrance to the new west wing of the property will be located on 4th Street near the I-395 underpass. 

New north building with an entrance on 4th Street.

In his presentation to the ANC, Peters explained that several components of the original landscape plan as designed by Daniel Urban Kiley have been lost or altered, including trees, shrubs, and the pool. The development plan intends to reuse many landscape elements – for instance, the canopies used to cover the parking garage will be repurposed as covered walkways between the existing building and the addition. Existing sculptures will be repositioned throughout the property. The development team intends to restore some of Kiley’s original landscape plan, including trees bosques and shrubs that were removed or died since they were originally planted. 

Courtyard features parking canopies reused as covered walkways.

New amenities include two rooftop swimming pools, community room, fitness center, vegetable garden, playground, and a green roof on the original building. A total of 310 below-grade parking spaces will be built beneath the addition – the surface parking located on the G Street side of the building will be replaced with landscaping. All of these amenities will be available for residents of the entire property to use. 

Although the proposed development is by-right, Capitol Park Tower is a historic property so the ANC will vote in a future meeting on whether to support the development plan before the owners go before the Historic Preservation Review Board. Construction is expected to begin by the end of 2015 and last about two years.

Renderings courtesy of WDG Architecture

Plans for Capitol Park Tower Addition Moving Along

Capitol Park Tower has been upgraded in recent months following the purchase of the building from UIP and Perseus Realty. Units have been renovated with stainless steel appliances, new cabinets, subway tile backsplash, new bathroom fixtures, and USB ports in outlets, among other things. A photo gallery can be found here. Within the past month, new signage has appeared outside of the building and some of the common areas have been improved (the above photo is an older photo from 2012). 

A meeting was held last week with residents of Capitol Park Tower to discuss the next phase of improvements. The owners are planning an addition on the north and east sides of the property. Of the approximately 295 rental apartment units planned, 271 will be market-rate and the remaining 24 will be IZ units. 

Dan Urban Kiley was the original landscape architect of Capitol Park Tower, which was designed by Chloethiel Woodard Smith and built in 1962. The landscaping and building were designated historic by HPRB a couple of years ago, which put on hold previous plans for the property. On the north side of the property, the new construction will be built on top of the parking area. Below is a tweet from Capitol Park Tower:

@swchase24 Development Plan includes preserving key elements: concrete canopies, totem, terracotta walls, etc & recreating Kiley Landscape.
— Capitol Park Tower (@301GStreetSW) March 2, 2015

Construction is expected to begin in November and would be completed by the end of 2017. Due to its status as a historic landmark, the plan will need to be approved by the Historic Preservation Review Board. More information will be forthcoming as this project goes through the approvals process. 

Photo of planned addition courtesy of ANC 6D-03 Commissioner Rachel Reilly Carroll

Apartment Sale Activity Picking Up

 

The last quarter of 2013 included a couple of apartment building sales transactions in Southwest – Channel Square and Capitol Park Tower. Channel Square was purchased in October by a joint venture of Somerset Development Company and the National Housing Trust-Enterprise Preservation Corporation. The tenants association chose the new owners in a competitive bid process through TOPA. Channel Square is located at 325 P Street and has 223 units in a mix of high-rise and townhouse buildings. The property will undergo a major renovation with a focus on green features. One third of the units will be targeted for voucher holders, one third for residents at or below 80% of AMI, and one third under a rent stabilization program similar to rent control. 

Capitol Park Tower

In November, Urban Investment Partners, PRP LLC, and Perseus Realty purchased the 289-unit Capitol Park Tower, located at 301 G Street. According to the press release, the new owners plan to invest in significant improvements over the next several years, but the property will remain rent-controlled. Capitol Park Tower was under contract in 2012 to UIP by the previous owner, but then the tenants association exercised their first right of refusal, which began a process to find an alternative buyer for the property. After a vetting process, eventually the current ownership group was able to purchase the building. 

In response to the pending sale of the building and potential for infill development, an application was filed in 2012 by SWNA to place Capitol Park Tower on the DC Preservation League’s endangered list. Capitol Tower was designed by Chloethiel Woodard Smith and built in 1962, part of the Capitol Park residential complex – a series of five high-rise buildings and two groups of townhouses arranged around open spaces and pathways. The property is also pending designation as a historic landmark by the Historic Preservation Review Board. However, it was reported in today’s Washington Business Journal that a foundation permit was issued for a six-story addition, which presumably will be built to the north of the existing building overlooking the Southwest Freeway where the parking structure and landscaped area are currently located. DCRA's website states that as of yesterday, the permit was still pending approval.

Refurbished Tennis Courts

I wasn't able to make this event since my family was in town last weekend. Ward 6 Council member Tommy Wells joined Southwest residents and representatives from the Washington Kastles and the US Tennis Association (USTA) in a ribbon-cutting ceremony for three refurbished Jefferson Field tennis courts at 9th & G Street on Saturday, June 16th.  The tennis courts were restored to usage by a grant from the USTA and American Express.    

The Kastles begin their second season on the Southwest Waterfront next month.  Their first home match will be on Thursday, July 12th against the New York Sportimes. The last home match will be on July 24th, which was supposed to be headlined by Venus Williams, but her match was rescheduled to July 16th since she will most likely be participating in the Olympics.  Check here for the full schedule.

Other Capitol Park Apartment Buildings to be Sold

After it was revealed that Capitol Park Towers (pictured above) was under contract by Urban Investment Partners and the tenants formed a tenants association to exercise their Tenant Opportunity to Purchase Act (TOPA) rights, it appears that the owner of the other two Capitol Park apartment buildings want to sell their remaining interest in those buildings as well. The Department of Housing and Community Development received a notice of transfer on April 18 for Capitol Park Twin Towers (a 320-unit building located at 101/103 G Street) and Capitol Park Plaza (a 328-unit building at 201 I Street). The owner intends to transfer 5% of their interest in the properties. The 95%/5% transaction was a loophole owners used to avoid TOPA taking effect before the law was amended in 2005. What was done previously was an owner would deed 95% of their interest in a building but maintain 5% interest, so the transaction was not technically a sale.  In the case of Capitol Park, 95% interest in the two buildings were transferred from Capitol Park Associates to Capitol Park Apartments (both Limited Partnerships) in 2002. Capitol Park Twin Towers formed a tenants association and sued to block the transaction in 2003 saying it was actually a sale and their TOPA rights needed to be enforced, but after several appeals, the suit was eventually won by the owners in 2006 due to the 95%/5% loophole.  What will happen now to Capitol Park Plaza and Capitol Park Twin Towers remains to be seen.

Scenes from Southwest...The Blizzard of '10

Clockwise (from upper left): (1) Fallen branches and a stranded vehicle along the 700 block of 4th Street. (2) There were plenty of people enjoying the snow at the National Mall. Here are a few of them, with the Washington Monument barely visible due to the snowfall. (3) The 500 block of G Street looked like a winter wonderland. (4) Road conditions were treacherous, so very few cars were on the highways during the blizzard, evidenced by the lack of vehicles on the Southeast-Southwest Freeway.

Scenes from Southwest: The Blizzard of '09

Clockwise (from upper left): (1) Icicles formed near the base of the HUD building with the flying saucer-like shelters glowing in the background. (2) I doubt DDOT has this stretch of 4th Street near the top of their list of streets to plow, since this section running through Waterfront Station won't officially open until March 2010. (3) On Saturday night, the snow was still falling and conditions were treacherous on 6th Street. (4) Benches along G Street show that we received well over a foot of snow during the Blizzard of '09.

Additional Liens at Potomac Place Tower

In last week's Washington Business Journal (thanks for the tip, reader DavidSW), there was a brief article (subscribers only) about the troubles that developer Monument Realty has experienced with liens at Potomac Place Tower, a condo conversion project at 4th & G Street. From the article:

At the end of May, at least three contractors filed suit in D.C. Superior Court to enforce more than $1.3 million in mechanic’s liens the contractors filed against the last of three condominium buildings Monument is building at [Potomac Place] near the Southwest waterfront.

Back in December, Southwest...TLQTC first reported on a lien placed on the condo building by general contractor Dietze Construction. (Above is a photo of Potomac Place Tower taken in December 2008)

Call Box Unveiling Today

Here's a reminder that today is the unveiling ceremony of two of the SW Call Boxes at 2:30 pm. The ceremony will take place at the lobby of the Disabled American Veterans building at the corner of 7th Street & Maine Avenue. There are a total of 14 call boxes that will be decorated with cherry blossom art. Below is one of the call boxes, located at the corner of 6th & G Street.

Fire Trucks Kept Busy This Weekend

First, WUSA (from DCist) reports that there was a fire at 1200 Delaware Avenue on early Sunday morning. From the article:

A 66-year-old man was taken to the hospital in critical condition after being rescued from a fire that broke out in his apartment. The man was brought down a ladder from his fifth floor unit 1200 Delaware Avenue SW around 4:00 Sunday morning. He suffered from severe smoke inhalation.

The early Sunday morning fire is believed to be accidental, but an investigation is underway. I walked right by that apartment building yesterday afternoon and noticed some broken glass on the sidewalk and a window screen dangling from the fence, but I didn't realize the debris was due to a fire. Then, last evening, I noticed quite a few fire trucks on the 200 block of G Street. However, I didn't investigate to see which building might have been on fire, since I was running late for dinner. Does anyone know if there was a fire last evening around the 200 block of G Street?

Email from Safety Walkers

The following is an email sent by Saadia Athias, a resident of SW...

Hello Safety Walkers and Community

Last Saturday December 6, 2008 our community Safety Walkers met at 800 4th Street SW, at 3:30, it was our third walk. Our plan was very successful despite a few delays to coordinate with MPD, however 1st District sent over five patrol officers and a patrol car who accompanied [us] on the safety walk. We were also joined by our community councilpersons and representatives from the Mayor's office.

This week we explored G Street between 4th and 3rd and continued to the end of the cul-de-sac, where we explored the dangerous pathways and the perilous cut thru from Market Inn that ends on South Capitol in the "$5.00 Parking Lot”. Also the back path from 4th Street was noted as highly unsafe. It was ongoing about how treacherous that area is for pedestrians and the patrol officers noted those areas that need attention.

We headed down G Street and 7th Street, where residents pointed out three year old graffiti, on light posts and other notable concerns at the bus stops. At that time it started snowing, but all of the walkers remained with the group. We arrived at The Parade of the Lighted Boats, at 600 Water Street around 4:45 that afternoon; (between Channel Inn and Gangplank) to support the neighborhood event and to spread the word and recruit other Safety Walkers.

We ended the tour with [a] wish list for Santa for safe streets and the photo was given to all of the walkers. The enthusiastic walkers sought refuge from the cold and snow at Cantina Marina, and enjoyed their star gazing view of the procession of boats and hot chocolate. We returned to 800 4th Street, SW at approximately 5:30 pm.

If you live or work in SW please come join us for future walks! We meet every Saturday at 5 pm at 800 4th St. SW as we will this Saturday, December 13, 2008. Please spread the word, and feel free to forward this email to all Southwest friends, tenant associations, landlords’ property managers and neighbors in an effort to promote crime prevention and awareness in Southwest.

Thank you,

Saadia Athias

Southwest is Most Like Which Other Neighborhood in the U.S.?

DCist had a story today about comparing DC neighborhoods to other city neighborhoods using a tool from Homethinking. When I pulled up Southwest (they have it listed as South West), the website listed the city neighborhood most like Southwest to be Bay Colony Club in Fort Lauderdale, Florida with a score of 87 out of 100. Really? The scores used on Homethinking are calculated using demographic data from the Census, such as age, marital status, number of kids, and frequency of arts and culture activities. People can also make reviews about the results and those reviews can change the overall score for a neighborhood. Let's take a look at the two neighborhoods. On this website about Bay Colony Club, here's the neighborhood description: "The Bay Colony Club is a gated waterfront community that lets you unwind amidst a busy city. It is looked at as one of the most prominent island enclave. Balconies overlook the Intracostal Waterway of Fort Lauderdale. You will feel as if you are on vacation when you are here! The entrance into Bay Colony Club is guarded by a 24-hour security gate, once through the gate you enter the with beautiful tree lined streets. The Bay Colony Club offers superb amenities all throughout the property. There are three clubhouses each with sparkling pools and one has a Cabana bar with a pool located on the Intracoastal. They also feature meeting rooms, bathrooms, recreation rooms and workout equipment. The fitness club features state of the art workout equipment as well as sauna and showers. There are also six state of the art clay tennis courts on the property. Boaters can slip their vessels into one of our slips. They can accommodate vessels 50 feet and under, however the size is subject to change at any time. Condos in the Bay Colony Club feature large eat-in kitchens with stainless steel appliances, balconies that overlook the Intracostal Waterway, large French doors and stylish ceramic tile floors. The Club is conveniently located minutes away from the beautiful beaches of Fort Lauderdale. You can enjoy some of the finest shopping and dining the area has to offer a few minutes down the road. Many people come year round to enjoy the comfort of Bay Colony Club and its surrounding area." Now let's compare this description to Southwest. We are not a gated community, although the Southwest Freeway does act like a barrier to isolate us from the rest of DC. SW isn't an island, but we do have condos and co-ops that look over the Washington Channel. Whenever I go to Cantina Marina, I do feel like I'm on vacation, with the fake palm trees and all. We do have some nice tree-lined streets - G Street comes to mind. We have three swimming pools - Randall Recreation Center, Waterside Fitness Center, and East Potomac Park. Lots of apartment and condo communities also have pools. We have marinas and a live-aboard community, the only one I know of in the District. We can accommodate tall ships and yachts, like the Sequoia, the former presidential yacht.

We can enjoy some of the finest dining and shopping that DC has to offer just down the road - like Georgetown or Capitol Hill, but it's too bad we can't currently do the same in our own neighborhood. We have people who come year round to enjoy our quadrant of the city, especially in the spring during the Cherry Blossom Festival.

Here are some other neighborhoods in major U.S. cities that are supposedly most like Southwest:

New York (Manhattan) - Midtown

New York (Brooklyn) - Carroll Gardens

LA - Westwood

San Francisco - North Beach

Boston - South End

Chicago - O'Hare

Denver - Golden Triangle

Miami - North Coconut Grove

Baltimore - Canton

What do you think about these neighborhood comparisons?