Showing posts with label Downtown. Show all posts
Showing posts with label Downtown. Show all posts

Tuesday, June 22, 2010

14th & Geez, Part III


Today's Washington Business Journal takes up a big question on the minds of downtown workers,what the heck is the deal with the large vacant National Bank of Washington building and several properties at 14th and G Street NW. 
The prime real estate was bought up between 2001 and 2003 to house a 50,000 square foot Armenian Genocide Museum, and has sat empty ever since.  In addition to the Hahn Shoe store, the project swallows up the ruins of a large office building, and such former businesses as Shelton's Salon & Day Spa and the Olmstead Grill, Clement's Pastry Shop, the Dragon Exotic Massage Parlor, a nail salon and tattoo parlor, a brewing company, a newstand, an Italian restaurant, and a vacant lot.  Housing Complex chimes in, noting that the properties are "to stay empty for quite a while more."

I explored this situation about a year and a half ago in a two-part series.  [14th & Geez, Part I / Part II]. Unfortunately, it seems as if the situation has only further deteriorated.  The owners owe the city more than $350,000 in taxes and face a lawsuit from a major disgruntled donor.

If you're curious, you can see how much these properties are worth and how much the owners have paid in property taxes over the years through these links:
  • 0253 0053: 1342 G ST NW purchased for $1,340,000 on 12/16/2003.
  • 0253 0054: 1340 G ST NW purchased for $1,700,000 on 3/19/2001.
  • 0253 0055: 1338 G ST NW purchased for $1,350,000 on 12/16/2003.
  • 0253 0067: 615 14TH ST NW purchased for $4,121,600 on 12/30/2003.
  • 0253 0817: 1336 G ST NW purchased for $6,500,000 on 11/04/2003.
  • 0253 0818: G ST NW purchased for $6,500,000 on 11/04/2003.
For years, my law firm was located across the street.  One year ago, we moved to a brand new building a few blocks away... but nothing has changed at 14th and Geez.

Wednesday, August 19, 2009

Franklin School: Plan Fails

The Franklin School, located at 13th & K Street NW, was designed by Adolph Cluss in 1869.
It is a National Historic Landmark. Photo:
army.arch on Flickr.
Plans to transform the Franklin School into a home for one or more charter schools have failed, according to a District government official.

The Franklin School, a historic landmark located in the heart of downtown, had most recently served as a 400-person men's homeless shelter. Mayor Fenty abruptly closed the shelter in September 2008, pledging to establish new transitional housing for the homeless and rely on smaller temporary emergency shelters, a noble and worthy goal. The Franklin School has remained vacant since that time.

City officials had long considered closing the shelter, restoring the Franklin School, and putting it to a private use, as discussed here. The historic school has a rich history, both architectually and from an educational standpoint.

The most recent plan, announced by the Office of Property Management on April 7, 2009, was to use the Franklin School to house one or more charter schools.
According to the city's Request for Offers (RFO), its goals for the reuse of the property included: (1) Providing space that could be leased or owned by public charter schools; (2) Where non-school functions are included, providing space that could be leased or owned by non-profit service providers; (3) Where non-school functions are included, creating new workforce / affordable housing opportunities for District residents; (4) promoting revitalization of District neighborhoods; (5) optimizing the unique amenities of each site (e.g., gymnasiums, cafeterias and multipurpose space); and (6) Where construction is proposed, promoting sustainable development practices.

The RFO provided qualified applicants (public charter schools) until May 5 to submit a proposal describing the program it would operate at the site, how it would redevelop the property, its experience with similar projects, and the private and public sources of funds it intends to use for any acquisition, construction, and ongoing maintenance and operational costs.

The Office of Property Management was to evaluate proposals between May and June.
According to a DC government official, however, the RFO closed and offerors were informed that no awards were made.
"There are no plans pending with respect to this property here at the Department of Real Estate Services," she noted.
No additional detail as to what organizations had applied for use of the space was provided.
The Office of the Deputy Mayor for Planning and Economic Development, which also manages dispositions of closed schools, may now hold the key to the future of the Franklin School.

That public charter schools were unable to make a convincing proposal for use of the Franklin School should come as no surprise. Although some upgrades were made to the Franklin School in recent years, the building needs substantial work before it can host a school or any other use. It's difficult to see where a public charter school would have the finances for such a massive undertaking, particularly in this economy.

Was the District's RFO a legitimate, good faith attempt to open the building for the use of charter schools or was it is just a step to putting the building up for private sale or lease? Were applicants required to meet an impossible standard? The District can now say, "we tried an educational use - it just was not possible" - or "there was a lack of interest."

There are other options. The Franklin School could become the flagship building of a new community college for the District. The college would open its doors onto Franklin Square Park, where one can envision students preparing for class. It would be a convenient location for students working a daytime job downtown who take classes in the evenings. Perhaps it could be incorporated into UDC's new community college program as a downtown campus.
Turning the building into a boutique hotel may have appeal, but this historic building should -- no, must be -- something more.

Sunday, February 15, 2009

14th & Geez, Pt. 2



In the Sunday Post, Answerman John Kelly takes up the topic of my post last week on the long-vacant properties at 14th and G Streets NW. The website includes a 2-minute video tour of the inside of the bank that's worth a look.

Kelly's interview with the director of the Armenian National Institute reveals that the properties were purchased by a wealthy individual for a museum before there was a plan for its design or what would go inside. Now, about 8 years since the first acquisition, the museum's opening seems far from imminent, given today's economic climate. Don't hold your breath for the museum of urban decay to turn around by 2011, as anticipated on the museum's website.

It sounds like a story I've unfortunately seen and heard so many times before in DC. A nonprofit with good intentions. A grand plan. And little clue as to how to make it happen - whether its lack of organization or internal consensus, regulatory or legal know-how, or holding out for additional funding or property. Weeks turn into months, months into years, sometimes years into decades, and before you know it, the economic/social/market environment has changed so significantly that the plans fall through or concept no longer makes sense.

What I'd like is for Answerman to look into is whether the museum will pay DC taxes at the higher rate for vacant properties and what plans they have for cleaning up the unsightliness of the buildings while those who live and work downtown continue to wait for the plans to take shape and the economy to turn around?

Sunday, February 8, 2009

14th & Geez...

Two blocks from the White House, three blocks from the DC Council's Wilson Building, in the center of the downtown, there is a half block of vacant property, and it's not a pretty sight. Welcome to 14th and G Streets N.W.

Those of us working nearby have wondered why, it has stood like this for nearly a decade. "It's just bizarre," said a co-worker who caught me snapping photos.

The largest and most notable of the properties is the National Bank of Washington, which doubles as "Washington's Oldest Bank" and possibly downtown's longest eyesore. The bank, which is a designated historic landmark, includes Hahn Shoes at the ground level, which wraps around 14th Street onto the G Street side. The windows are held together by clear tape. The entryways are boarded up.

It's 24 degrees this morning and there's a homeless man bundled up so tight at the corner of the building that you can see nothing but his blue gloves slightly protruding from the blankets and tarps.

The Washington Post did a feature on the shoe store as part of a series of places that have disappeared from the DC area, in October 2008.

Just around the corner on the G Street side is a half block that is frozen in time. It harks back to the days when small independent businesses were able to exist downtown.

There's the ruins of a large office building that continues to have a sign for Shelton's Salon & Day Spa at the ground level, which was apparently operating into 2004. In front, there is one of the largest homeless encampments I've ever seen. Fort G. Back in the 1930s, the Olmstead Grill was located here. (1336 G Street NW)

Next, is Clement's Pastry Shop, which moved to Hyattsville, Maryland in 2000 after 35 years at that location. A decal still hangs in the inside window noting its membership in the National Restaurant Association - 1995. (1338 G Street NW)

Then there is the nail salon and tattoo parlor, which still has a website in its old address.

There's also a newsstand, which had moved to 1004 F Street, in case you arrive back in town after moving in the 1990s and you're looking for the latest edition of The Common Denominator. At some point, the building had an Italian restaurant, though it's sign is partially covered by a "Lease Office" sign. The space is clearly not for lease, but there it sits. (1340 G Street NW)

The strip wouldn't be complete without the building that included the Dragon Exotic Massage Parlor and a brewing company upstairs. The first floor continues to have a window display composed of sea shells and candles. That soothing feeling is interrupted by crime scene tape that has cordoned off the entry way for at least the past month. (1342 G Street NW, 5th photo below)

Finally, between the strip of buildings and the bank is a vacant lot. There's a weed as tall as a tree growing there. In the summer, passers by can see it peaking over the wall. For now, tourists receive an education message, noting how the District has greater population and more registered voters than Wyoming, but doesn't have a vote in Congress. (1344 G Street NW)

The properties, all of them, were purchased one by one by the Armenian Genocide Museum between 2001 and 2003. According to D.C. records, the museum spent $21.5 million in total to acquire the area. The total proposed assessed value of the properties for 2009 is $32.9 million.

The museum plans to open "before 2011." It appears the museum has recently made progress. In March 2008, the museum sought and obtained approval of their plans from the Historic Preservation Review Board. You can view its plans online.

The wait has not been without cost to the museum. Since 2005 (as far as online records go), the museum has paid $1,676,314.98 in DC property taxes. It has apparently been spared paying at the significantly higher vacant property tax rate, however. The museum pays about $12,000 to the downtown Business Improvement District each year.

Let's hope that the Museum of Urban Decay's exhibit on "Downtown, DC in the 1990s, the Pre-Anthony Williams Years," is replaced soon.

Tuesday, December 16, 2008

Playgrounds Downtown?

Imagination Park, New York City. Designed by the Rockwell Group. 15,000 square feet. Concept: Hundreds of blue foam blocks of various shapes and sizes allow kids to create their own play environment. Renderings: Rockwell Group. Featured in GOOD magazine.

At a meeting of the Residential Advisory Committee for the CityCenterDC (the Old Convention Center project), the discussion veered off the mundane topic of transportation circulation around the site to the design of its planned park. Would it include a playground? "Where are the children," one longtime resident repeatedly asked.

"A playground is not in the current plans," responded the developer, although he was open to the idea. The reasons presented as to why were very similar to that which I heard when I raised the issue with respect to the broken park at 2nd and Massachusetts Avenue NW several months ago:
  1. Few people living downtown have children.
  2. The apartments/condos being built are small and targeted toward single people and young couples, who will inevitably move out as soon as they have children because of DC's terrible school system. Or, if they do stay, they'll move away from downtown to a single family home where there are playgrounds.
  3. The streets around the park very dangerous and its not safe for kids to go to a playground there.
While there's some truth to these points, the more I think about it, the more I'm not buying it.

To a large extent, I believe it is a self-fulfilling prophesy. In fact, a playground or two downtown would get plenty of usage. Even if there's not a whole lot of kids living downtown now, there certainly are some. And then there's the tourists who have kids in tow as well as visitors who will come with their kids to shop downtown, especially when the new CityCenterDC opens. A playground might be a welcome distraction from wandering around a museum or Macy's for hours.

As for the dangerous streets... that's a problem whether its a playground or not, and there are ways to address the situation: (1) Narrow the streets in order to make it a shorter distance to cross. While this may not work at every location, this is an easy solution at the 2nd and Massachusetts Avenue park, for example; (2) install brick, raised, or otherwise prominent crosswalks to send a message that pedestrians come first; (3) place a fence around the playground area to protect against children wandering into the street; and (4) plenty of lighting.

Downtown living... now with children.

Wednesday, November 12, 2008

CityCenter DC (aka the Old Conventer Center site): Update and Plans




Top: Arial view.
Second row: Ground level master plan.
Third row: NW Park (NY Ave. & 11th St.), Alley, Central Plaza

This week, Hines, the developer of the Old Convention Center site known as CityCenterDC, will hire its general contractor. The schedule has slid back a few months, but they have entered the permitting process. Bidding for subcontractors will begin in January or February 2009. Ground breaking is anticipated to occur in June 2009. The project does not yet have financing in place, but Hines is hopeful this will occur as the process moves forward.

Here are some of the details on the project:

Parcel A (between H & I Streets):
Retail: 250,000 square feet
Rental Housing: 458 units (20% affordable)
Condos: 216 units (20% affordable)
Office space: 463,000 square feet
Private below grade parking: 940 spaces
Retail/public parking: 700 spaces

Parcel B (between New York Avenue & I Street):
Hotel: 400 rooms
Retail: 110,000 square feet
Parking: 400 spaces

Gould Parcel:
Office & Retail: 600,000
Parking: TBD

Merchandising Mix: Restaurants/cafes, market foods/specialty goods, fashion, home furnishings, electronics, and entertainment.

Critical Plan Elements: Maximize street oriented retail, pedestrian friendly streetscape, urban public space that is attractive and compelling, storefronts that are exciting and interesting, actively programmed public space, unique goods, services, and experience in an utrban setting.
As this project takes off, Mount Vernon Triangle will continue to grow, O Street Market ("CityMarket at O") will take shape, and the Marriott Convention Center Hotel will come to life. In addition, Douglas Development may soon be ready to develop the area immediately east of the convention center, including the 600 Blocks of L Street and New York Avenue NW and the 1000 Block of 7th Street NW.

As a member of the Residential Advisory Committee for CityCenter at O, I'll be helping make sure that this project delivers on its potential benefits to the community (jobs, retail, a vibrant street life) and to minimize the disruption during construction.