715 Kenyon Street, NW, is in the midst of a major renovation. If you aren’t familiar with the area, it is located on the north side of Kenyon just to the west of Georgia Avenue. According to the permit I was able to find, it is being converted from a single family house into six apartments. I noticed that the original wood frame structure had German lap siding. When finished, the new structure will have little resemblance to the original house. Below are some photos I took over the weekend.
Archive for the ‘Housing’ category
I’ve just learned that three new two-family flats are currently under construction on the 3400 b/o Sherman Avenue. The site is directly south of 770 Park Road on the rear of the property, which apparently has been subdivided. The new addresses will be 3413, 3415, and 3417 Sherman Avenue. As you can see from the photo below, the foundations have already been poured. These structures will not have basements.
Last Friday, 3639 New Hampshire Avenue was placed on the real estate market for $1,200,000. The biggest surprise to me is the list price. While a few houses in the neighborhood have sold in recent months for over $700,000, I didn’t think we’d see any $1 million properties for a couple of years yet.
The price aside, the developer of this property seems to have read the Park View neighborhood right. Rather than cutting the property into separate levels of condos, its been renovated into a single family, four-bedroom house with a rentable basement (See the listing and interior photos here). Renovations in this direction generally appear to be more successful.
A good example of what can happen when the market is misread is 622 Rock Creek Church Road, where both units have been on the market since December 2012. The former three floor rowhouse with basement was renovated into two, two-level condos, each put on the market for a little more than $600,000 (the price of each unit has since been reduced). I’ve long felt that the house would have sold long ago if it had remained a three-story single family house with a legal rentable basement.
3639 New Hampshire Avenue is definitely a property to watch. Depending upon how long it is on the market and what its actual sales price ends up being will be a good indicator on the direction Park View real estate takes in the coming years.
In early February, I was able to report that the long empty apartment house at 610 Newton Place was destined to be developed. Along with the large empty lot behind it, the property changed hands in November 2012 from the New Commandment Baptist Church to new owners for $1,425,000. Construction permits for the new one story addition at the existing building with a new three story rear addition were issued on May 14th, so the property should quickly become an active work site.
The development as designed is completely as a matter-of-right and will add an addition to the rear of the two-story structure as well as add a third story. According to the plans, the original structure will be converted into two two-story, two-bedroom units. The new construction will add an additional ten units, all two-bedroom, for a total of twelve two-bedroom units. The four uppermost units also have their own roof decks.
Below is the floor plan of the third floor addition. All in all, I think this is a very positive development for this block of Newton Place.
In early March I noted that the long vacant houses at 3612-3614 Park Place appeared to be headed for development but had few details to offer. Now, I have many of the details lacking earlier. According to a BZA Application that I recently received, both properties are planned to be developed into three living units for a total of 6 units. There would be 5 off-street parking spaces in the rear of the property. The zoning adjustment request is for the 6th unit. Five are allowed as a matter-of-right.
The property owner has begun the process of consolidating the two properties (Sq. 3035, lots 837 & 838) into a single record lot, the total area of which will be 4,521 square feet. The two houses have been vacant for several years and are in a severely dilapidated condition and in need of significant structural repair and restoration (read full application and see condition photos here).
The proposed conversion of the two buildings into a six-unit apartment house/condo in an R-4 zone is limited by both minimum lot area and lot occupancy. The minimum lot area must be 900 square feet for each apartment unit. In this case, only 5-units are allowed as a matter-of-right because the property is oddly shaped creating a total of 4,521 sq. ft. The owner is seeking relief from the regulation to include a 6th unit due to the difficulty in restoring the property.
In addition to the before photos accessible via the link above, you can also page through the plan set for a better idea of the proposal. If I am reading the plans correctly, the largest unit would be a two-level, three bedroom located on the first floor and basement. The second floor shows two one-bedroom units — and the third floor contains two one-bedroom units with roof decks. An example of the first floor plan is below.
Neighborhood Development Company’s 32 Thirty-Two Apartments/The Heights has reached another milestone, and one signaling the end of the project, its ribbon cutting. The ceremony is scheduled for Wednesday, May 8th, beginning at 10:00 a.m.,
If you’ve walked past the building recently, you’ll have noticed that the fencing around the building is gone, there are new sidewalks, and the parking (the area between the sidewalk and curb) has new sod, upgraded street lights, and bike racks.
Work on The Heights began in January 2012, putting the project in its sixteenth month.
There is also a Website for those wanting to get more details and floor plans of the apartments in the building, named 32 Thirty-Two Apartments — taking a nod from the building’s address of 3232 Georgia.
Below is a typical floor plan for the 32 Thirty-Two Apartments.
In checking out how new housing development is coming along in the Park View community, I’m happy to say that the new development at Kenyon and Georgia has finally broken ground. This project, in the works since September 2012, will be entirely residential. The building will have five floors containing 31 1- and 2-bedroom rental units when completed. I posted color renderings of the project back in March.
A little bit further south at 2920 Georgia (corner of Hobart), the housing project there is also in the midst of its excavation phase. This building is designed to be a 4-story condominium building with 26 units. I posted the rendering of its elevation back in August 2012.
Lastly, the Heights project at Georgia and Lamont is finally nearing its completion — at least on the exterior. As you can see from the photograph below, the building looks a lot less like a work site and a lot more like a finished building — complete with exterior lighting and new sidewalks. When completed, it will have 69 units with 10,000 square feet of ground floor retail. This project has been in the works since August 2010.
In all, these three developments represent a total of 126 new living units in the neighborhood.
The residential project destined for the northeast corner of Georgia Avenue and Kenyon Street, NW, should be ramping up any day now. On Friday, April 5, 2013, DCRA issued their building permit. The application was originally filed on November 15, 2012, and has been going through the approval process over the last 4+ months.
Those unfamiliar with the project can read more from one of my earlier posts from last fall.
The development proposed for 429 Newton Place, NW, is set to be heard by the Board of Zoning Adjustment tomorrow (March 26th). BZA hearings begin at 9:30 a.m. and are held at 441 4th Street, NW, in Room 220 South for anyone interested in attending. BZA hearings are also available via Webcast for those interested but unable to attend in person.
ANC 1A considered the zoning variance request at their March 13th meeting. The request sought was to build three row-like dwelling units 1 foot, 1/3 inch narrower than prescribed by code. Each building would contain two living units. I posted details about this project back in January along with the plans for the project.
A few residents from the 400 block of Newton Place attended the March ANC meeting and voiced opposition to the project. Among the comments voiced were concerns about how the development would impact parking and a desire for two single-family homes rather than six two-level condos.
After hearing a presentation by the owner and weighing community concerns, ANC 1A voted in support of the project with a vote of 11 in favor and 1 against. In the ANC report to the BZA, they did recognize that the increase in living units could negatively impact street parking and asked the BZA and developer to consider increasing off street parking if possible. There should be room along the alley frontage of the property.
The 3600 block of Park Place, NW, looks like it is poised for some much needed TLC. The house at 3604 Park Place has been under renovations for a couple of months already. Work began after the passing of the previous owner led to the property changing hands. Sadly, the front porch was removed as part of the work.
What I find more significant, though, is the prospect that 3612 and 3614 Park Place will be renovated. I know little to nothing about any plans for the properties, but a few weeks back signs were installed in front of each with “Blue Water Funding” on them. Both properties have been vacant for well over 6 years. 3614 in particular has been on the blighted property list a couple of time in recent years.
The prospect of both houses being renovated and returned to active use is a tremendously positive development for the community.