Category: Press

Washington Post Features Shotgun House

By Kathy Orton

October 25, 2019

Although many grand historic houses have been preserved, few modest frame houses for the middle and working classes survive. An exception is a mid-19th-century shotgun house on the east end of Capitol Hill that has been re-created as part of an unusual condominium project.

“We have a lot of houses that are wonderful, and they’re designed by famous architects, and everybody wants to see them,” said Beth Purcell, chair of the Historic Preservation Committee of the Capitol Hill Restoration Society. “This is sort of the other end of the spectrum. This is real vernacular architecture.”

Shotgun houses are long, narrow structures, one room wide and three to five rooms deep. Many people believe that the term “shotgun house” comes from the idea that a shotgun blast fired from the front door could go through the house and out the back door without hitting a wall.

But the website of the Data Center, a research organization in southeast Louisiana, says the term may be a corruption of the word “shogon.” In West Africa, shogon means “God’s house.” Shotgun houses are widely recognized as an African American contribution to American architectural styles.

The house, one of only two shotgun houses remaining on Capitol Hill, was built circa 1850 by John Biegler, who operated a store on the block. Ernst Tungel, a German-born peddler, bought the house in 1853, and his family lived there for 40 years. When Daniel Hartley, a Maryland-born bricklayer, lived in the house, he added a rear outbuilding in 1917 and a brick kitchen in the 1930s.

Larry Quillian bought the house in 1985, with plans to tear it down. But because the house is in a historic district, he ran into resistance from the Capitol Hill Restoration Society. For years, the CHRS opposed his redevelopment plans. The house remained uninhabited and an eyesore for decades, leading to acrimonious divisions within the neighborhood.

Bethesda-based architect and developer Sassan Gharai acquired the property three years ago. Gharai, who has a passion for unusual and historic houses, worked with the neighbors and the preservationists to devise a solution. They agreed that he would document, dismantle and reconstruct the house three feet west of its original foundation. This allowed him to build a second house next to the shotgun house, connecting both to the houses on either side. Because of the way the two houses are interconnected, they are technically considered condos.

“Demolishing the shotgun [house] . . . is obviously not an ideal preservation outcome,” wrote Steve Callcott in the Historic Preservation Review Board’s staff report. “However, after 30+ years of abandonment, neglect and deterioration, and after several failed attempts at redeveloping the site, the proposal may be the best and last possibility for retaining any aspect of this rare structure.”

After the house was dismantled, Gharai allowed a team of archaeologists to excavate the site. Their findings included a cellar with a number of intact bottles and items related to Germany.

Gharai added two levels to the original house, creating a bedroom and den on the second floor and a master suite on the top level.

“What I love is as you go through it, it reveals itself to you,” Gharai said.

In addition to the bedroom, the master suite includes a Gharai trademark, a second bedroom that he refers to as the “snoring room.” The suite also has a large walk-in closet and dressing area and an expansive bathroom with a soaking tub and steam shower.

The 14-foot ceilings make the living room feel spacious. The kitchen has plenty of storage and an island with seating. There’s a deck on the back, and the two condos share three parking spaces.

“Based on the condition of the house by 2016, this is a good outcome,” Purcell said. “Even though it’s a re-creation, people can see what one of these houses looked like. . . . You really need to make sure that you keep your treasures so that people can see them and appreciate them.”

The three-bedroom, three-bathroom, 2,400-square-foot condo is listed at $1.3 million. An open house is scheduled for 1 to 4 p.m. Sunday.

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Washington Post Features 11|Q’s Light-Filled Rooms and Location

By Audrey Hoffer

September 4

A new four-story, 15-unit condominium building named 11Q stands at 11th and Q streets NW in the District, a stone’s throw from Logan Circle, the U Street corridor and 14th Street. The convenient location and the building’s relatively large units attracted Johnny Van Hoosier, who moved in at the beginning of August. He sold his one-bedroom unit in the Atlantic Plumbing condos on Eighth Street NW and bought a two-bedroom unit in 11Q.

“It’s much quieter here,” Van Hoosier said. “It was crazy on weekends in my last place. People were everywhere all the time. Now I have a bigger place. I get a lot of natural light. I can walk to work. I have a huge balcony.” The white brick building, highlighted by black-framed windows, stands out as bright and contemporary. The site was previously occupied by dilapidated rowhouses with a few tenants at the end of their tenure. Madison Investments, the builder and developer, bought the property and rebuilt it inside and out.

“We dug down, went up one story and pushed out the back to maximize the allowable square-footage,” said Barry Madani, co-founder with a brother, Sia Madani, of Madison Investments, a local company. Madani said a great deal of effort also went into designing the individual units. “We drafted multiple iterations of floor plans and room alignments to lay out the units with the best living spaces we could come up with,” he said.

The name “Madison,” derived, in this case, from the phrase Madani and Sons, is, in part, a tribute to their father, who was a real estate developer in Iran during the shah’s regime. The Iranian revolution drove the Madanis from the country, and the family moved to Britain.

The company served as its own general contractor, managing the building’s design and construction. “This is our typical management style . . . because it gives us the flexibility to make decisions quickly,” he said. “When you do a rehab, you don’t really know what’s there until you get into the space.”

He added, “With a general contractor there’s a lot of paperwork and time involved in change orders.”

Private entrances: The building’s 15 units have a variety of floor plans. Six two-bedroom, two-bathroom units are still for sale. Two units on the second level have balconies. Three lower, semi-basement-level units have private entrances. The entry door to the model unit, 201, leads to the open-plan kitchen and combined living-dining area. To the right is the kitchen counter with a stove and refrigerator. Beyond the appliances, there is a laundry closet, with stacked washer and dryer, and a utility closet. The large kitchen island has a sink and room for four stools. The living and dining area is laid out against a backdrop of big windows.

The short passage to the two bedrooms has a double-door closet and bathroom. The bathroom has two doors, one from the hallway and the other from the smaller bedroom. The larger bedroom has an en suite bathroom. A wall of closets, one for each, separates the two bedrooms. Akseizer Design Group is the architect and KMID Studio designed the interiors. Landscaping is by Botanical Decorators. McWilliams Ballard is handling sales and marketing.

What’s nearby: Logan Circle, Chinatown, Penn Quarter and Judiciary Square are brimming with restaurants, museums, shops and entertainment. The McMillan Park Reservoir district offers wide-open green space as a respite from cramped city living. A dog park is across the street from 11Q. The nine-hole Old Soldiers’ Home Golf Course is to the north. The Shaw (Watha T. Daniel) Library is not far away on Seventh Street.

For groceries, Capitol Supermarket is on 11th Street, Yes! Organic Market and Trader Joe’s are on 14th Street, Giant Food at City Market is on O Street and Whole Foods Market is on P Street.

Schools: Seaton Elementary, Walker-Jones Education Campus (prekindergarten to eighth grade), Dunbar High.

Transit: The Shaw-Howard University Metro station, on the Green and Yellow lines, is at 1701 Eighth Street NW. Nearby traffic corridors are Vermont, Rhode Island and Florida avenues. It’s easy to get around on foot, bicycle or scooter.

1101 Q St. NW, Washington

Nine of the 15 condos have been sold. Six are for sale at prices ranging from $834,900 to $994,900.

Builder: Madison Investments

Features: The building has double-pane argon-gas-filled windows, five-inch-plank Kahrs hardwood floors and recessed LED lights. Kitchens have stainless-steel Bosch and Blomberg appliances, quartz counters, Porcelanosa backsplashes, cabinets with soft-close doors and drawers, and under-cabinet lights. Porcelanosa cabinets and plumbing fixtures are installed in the bathrooms, which have floating vanities. Each unit has a smart Ecobee thermostat with Alexa voice control.

Bedrooms/bathrooms: 2 / 2

Square-footage: 1,073 to 1,300

Condominium fee: $380 to $420 a month

View model: By appointment.

Contact: Craig Souza at 202-695-7580 or www.Live11Q.com

Urban Turf Covers The Ground Breaking of Gloriana

Two years ago, UrbanTurf reported on the sale of the former Medhane Alem Eritrean Church in Bloomingdale. Today, work begins on what will take the place of the church.

A development team of Kadida Development Group, United Investment and Washington Redskin Vernon Davis will break ground today at 150 S Street NW (map) on Gloriana, a collection of eight luxury townhome condominiums. The five-bedroom residences range in size from 2,100-2,400 square feet with private rooftop terraces and rear entry and parking. The development was designed by Arcadia Design and McWilliams|Ballard is handling marketing and sales.

Vernon Davis has strong ties to Washington, DC, having grown up in Petworth, played football at the University of Maryland and then come back to play for the Washington Redskins in 2016.

“Bloomingdale has experienced something of a renaissance over the past few years,” Davis said in a statement. “While the neighborhood’s Victorian-style rowhouses maintain its turn-of-the-century charm, it has also become the home of many renovations and new developments.”

Gloriana is expected to deliver at the end of 2020.

Condo building in McLean was designed with Virginia heritage in mind

The Signet, a 121-unit condominium in McLean, Va., has sold more than 90 units. Remaining units are for sale at prices ranging from $800,000 to $2.4 million. (Benjamin C Tankersley/For The Washington Post)

By Audrey Hoffer

June 4 at 6:30 AM

Jill Norton and daughter Sarah, 17 this week, moved from Vienna, Va., into the Signet, in nearby McLean, in January.

“I love the building and location,” said Norton, who grew up about a mile away. “Sarah got to design her own closet. For a teenager, it doesn’t get better than that.” Sarah had her pre-prom dinner with 10 friends in the family condo this year, Norton said, and she wants to rent the Signet’s lounge and catering kitchen next year for a graduation party and invite the whole class.

The Signet is a seven-story, red brick condominium building with 121 units on almost four acres in downtown McLean. The Jeffersonian-inspired architecture is redolent of the University of Virginia.

“We wanted the building to be authentic and look like it’s been there forever,” said Greg Trimmer, executive vice president of JBG Smith, who is the developer and a U-Va. graduate. Franck & Lohsen Architects designed the building, and Bill Rooney was the interior designer. McWilliams Ballard is handling sales and marketing.

The seven-story condominium building contains 121 units, and prices of those still for sale range from $800,000 to $2.4 million.

“We knew locals are passionate about the neighborhood,” Trimmer said. “We thought the heart of downtown McLean was a great place for residential development.”

Trimmer said his team gave a lot of thought to what a typical “downsize buyer” — someone looking for a smaller home — was looking for. They decided, he said, that “it wouldn’t be a small unit. So our average size is 1,800 square feet. Also, we anticipated that people would want their own outdoors space. They’d think, ‘It’d be nice to have a cup of coffee in the morning outside my home.’ So all our units have a balcony or patio.”

“We have nearly 90 floor plans,” Trimmer said. “We ask prospective buyers, ‘What’s important to you? What features are you looking for?” Based on what the buyer says, a specific unit can be suggested.

“There are no cookie-cutter units,” said Nicholas Rocks, who moved to the Signet in December.

Kitchens have Thermador appliances, Kohler faucets, stone counters, an island with waterfall edges and wood cabinets in white or espresso. (Benjamin C Tankersley/For The Washington Post)

Rocks said that he and an older brother met with the sales team just as construction was starting and that they each bought a new home. His brother, he said, “chose a duplex [a unit on two levels] because he has four kids. I bought a two-bedroom and converted it to a one-bedroom. My view is beautiful. At night, I see the Capitol One building and watch the colors change.”

Model unit 306, with a 2,142 square feet of living space, has two bedrooms, three bathrooms, a den and a 175-square-foot balcony that can be reached from the living room and the nearby den.

The unit entrance opens to a foyer and a diagonal hallway that heads into the living room. The kitchen, with a 12-foot island, faces the living room. To one side of the island is an alcove with room for a dining table.

Off the entry hallway, other corridors lead, on one side, to the master bedroom suite, with its bathroom and walk-in closet, and, on the other, to a laundry room, a smaller bedroom and a shared bathroom. There is a powder room near the unit entrance.

The landscaped courtyard has couches and armchairs, a fountain, a fire pit, two grilling stations, two rectangular tables and dining chairs. (Benjamin C Tankersley/For The Washington Post)

Amenities: The U-shaped building surrounds the Signet’s landscaped courtyard, which has couches and armchairs, a fountain, a fire pit, two grilling stations, two rectangular tables and dining chairs.

A 2,500-square-foot residents’ lounge and catering kitchen can be rented for private parties.

The fitness center has a yoga room and sauna, steam and massage rooms.

The front desk is always staffed, and the building has a full-service concierge. All floors are served by four elevators. The mailroom has a wall-mounted resident-information center screen that displays weather information, elevator reservations and package notifications.

The neighborhood: Giant Food, Safeway and Balducci’s stores and the McLean and Langley shopping centers are nearby. Fairfax County’s Dolley Madison Library is a couple of blocks away. Many restaurants are within walking distance.

Schools: Franklin Sherman Elementary, Longfellow Middle, McLean High.

Transit: The Signet is close to the intersection of Dolley Madison Boulevard and Old Dominion Drive. The Capital Beltway (I-495) and the Dulles Toll Road are also close by. Fairfax Connector buses stop outside the building and take passengers to the McLean Metro station on the Silver line, two miles away, and to Tysons Corner, four miles away.

All units have a balcony or patio. (Benjamin C Tankersley/For The Washington Post)

The Signet

6900 Fleetwood Rd., McLean, Va.

The building has 121 condominium units. More than 90 have been sold. Remaining units are for sale at prices ranging from $800,000 to $2.4 million.

Builder: JBG Smith

Features: Ceilings are nine-feet high. Floors are walnut-stained solid oak. Doors are solid wood. Lutron shades are installed on the windows. Kitchens have Thermador appliances, Kohler faucets, stone counters, an island with waterfall edges and wood cabinets in white or espresso. The units are wired for home-automation controls. Two parking spaces are assigned to most units.

Bedrooms/bathrooms: 1 to 3 / 1 to 4

Square-footage: 1,100 to 3,500

Condominium association fee: $570 to $1,300 per month.

View models: By appointment.

Contact: Anne Coleman at 703-348-1575 or thesignetvaresidences.com

Urban Turf Explores Perla’s Luxe Interiors

Coming Soon: A First Look at Perla’s Luxe Interiors

May 30th, 2019 by Urban Turf Sponsor

The Skytop Suite at Perla.

Perla, Shaw’s newest luxury condominium, has garnered a lot of attention since debuting in April. With the sales gallery now open and the property slated for an early fall completion, its 66 residences are selling quickly.

Prospective residents can now schedule appointments for hard hat tours or tours of the off-site Perla model home at the sales gallery, which boasts all of the property’s high-end finishes. In June, a complete on-site model home will also be available for tours.

Appointments can be made via the website here or by email at sales@perladc.com. Stay tuned by visiting the Perla website.

Residences at Perla boast some of the best views in Shaw.

“Perla has the unique advantage of being surrounded by historic properties that are governed by height restrictions,” says McWilliams|Ballard founder Ross McWilliams. “Perla residents will enjoy unobstructed views of the Washington Monument, National Cathedral and beyond.”

Among the residences garnering the most attention at Perla are the oversized two-bedroom units and the elegantly designed penthouses, which are set back from the street and feature huge terraces that act as an extension of the interiors.

Two of the penthouses also feature living rooms, kitchens and master bedrooms wrapped in smart windows that change from clear to opaque at the push of a button.

Each Perla home impresses with finishes that combine rich materials, layered textures and innovative details. Interiors were designed by Olvia Demetriou and include eight-foot wood entry doors, nine-foot ceilings, wide plank oak hardwood flooring and floor-to-ceiling windows outfitted with MechoShades.

The Lobby at Perla.

The kitchens feature Italian cabinetry, creamy quartz countertops and chef-inspired appliances from Thermador. Bathrooms feature custom, double vanities adorned with quartz countertops, spacious soaking tubs, expansive frameless glass showers and warm LED lighting to create spa-like atmospheres.

Perla boasts a host of beautifully curated amenity spaces, including an elegant lobby lounge with a fireplace and a full-time front desk concierge. The building’s Skytop Suite entertaining space is complete with a fire pit, daybeds and ivy-covered trellises that frame spectacular views of the city. Perla has a private garage with available electric car charging stations, as well as bike and resident owner storage.

Perla is located in the heart of Shaw surrounded by open-air eateries, beer gardens, coffee houses and art galleries and is within walking distance of everything from grocery stores to fitness centers. Shaw is also uniquely positioned between downtown DC (with easy access to the National Mall) and all of Northwest DC’s most popular neighborhood destinations.

In addition to penthouse units, Perla features one-bedroom and den, two-bedroom and two-bedroom and den residences (starting from the mid $800s), as well as a limited number of one-bedroom homes (starting from the mid $600s).

The Skytop Suite features a custom catering kitchen.

For additional information, visit the property online here; schedule a tour by email at sales@perladc.com; or visit the McWilliams|Ballard Sales Gallery located down the street from Perla at 1485 9th Street NW.

Avidian Is Selling Quickly

With nearly 60 sales since beginning sales earlier this Spring,  Avidian has quickly become the Capitol Riverfront’s best selling condominium community.  Phase I is over 50% sold out and now is a great time to schedule your private appointment to take a fully interactive virtual tour in our sales gallery.  This brand new condominium offers a variety of 52 different beautifully appointed floor plans, allowing you to choose from studio, one-, two-bedroom, and townhome residences with two designer finish packages. Avidian offers the perfect mix of chic, thoughtful living in the heart of the District.

Schedule your tour via the Avidian website at www.AvidianDC.com

The Haven: Washington Business Journal’s Best Residential Development

By Soe Han Tha  –  Staff Reporter, Washington Business Journal

You’ve been able to eat, shop, stay, rent and work at National Harbor since it opened 11 years ago. Now you can own there, too.

The Haven started out in 2016 as an apartment community, but developer Peterson Cos. changed course just as the project was about to top off in July 2017 after crunching demographic and sales data for Greater Washington: It would be condominiums instead.

The full-scale conversion was not without difficulty, especially under a self-imposed deadline of completing the project just four months later.

“We compressed what was normally an eight- or nine-month timeline,” says Stuart Prince, Peterson’s vice president of residential. The squeeze was designed so that Peterson “could leverage all the traffic that we generate at the National Harbor around the holiday season” and begin sales in December 2017.

The scramble involved reworking the financing with lenders and renegotiating with agencies like Fannie Mae and the Federal Housing Administration on pre-sale requirements. A low point for Prince came when Fannie Mae and FHA would not relax their pre-sale requirements, meaning they wouldn’t back mortgages there until a certain percentage were sold.

Additionally, Peterson needed to rebrand and change up the marketing strategy, which meant hiring a new sales team. Despite these circumstances, the team met its four-month deadline after everyone “fired on all cylinders” from marketing to construction, according to Andrew Spencer, assistant vice president of multifamily and project manager.

The strategy worked. The Haven at National Harbor features 248 residential units with views of National Harbor, the Potomac River and the Capital Wheel. More than 60 percent of the units have been sold.

“Condo buildings that large tend to sometimes hang out there and get stale with slow sales, but we’ve been very successful and deliberate,” Spencer says.

Prices range from mid-$200,000 to mid-$600,000 for the one- to three-bedrooms condos. That money also buys 11,000 square feet of hospitality-style amenities: 24-hour concierge services, a deck with a resort-style pool and private cabanas, an outdoor kitchen with a seating area and fireplace, two landscaped courtyards, an indoor lounge area, a club room with a billiards table, a cyber lounge, fitness center and yoga studio, pet spa and bike storage. Underground parking is also available.

With this project off the ground, Peterson has started planning for future construction in National Harbor.

“We’ve got a thousand more units to bring forward,” Prince says. “We’re already considering our next multifamily building and townhouse projects.

The big numbers

18,000 s.f.

Size of The Haven’s amenity courtyard, complete with pool, fountain and a pair of rentable cabanas

6 minutes

Time you’ll spend walking from a condo at Haven to James Beard Award-nominated chef Edward Lee’s Succotash at National Harbor


The Haven at National Harbor

Address: 145 Riverhaven Drive, National Harbor

Deal type: Delivery

Developer: Peterson Cos.

Contractor: CBG Building Co.

Sales agent: McWilliams Ballard

Architect: Hord Coplan Macht

Landscape architect: Land Design

Interior designer: Hartman Design Group

Size: 443,245 square feet

Units: 248

Cost: $92 million

This Northwest D.C. renovation is mostly an inside job

By Michele Lerner

October 30 at 6:30 AM

When Joyce Harp, a doctor from New Jersey, decided that she wanted a second home, in the District, one of her priorities was to buy a place that didn’t require renovation.

“I live in a 130-year-old house in New Jersey that I just recently finished renovating, so I wanted a new condo,” Harp said. “I had a checklist before I started looking at places, but I also knew there would be an ‘it factor’ that would make it feel like buying a particular place would be the right thing to do.”

Harp found the “it factor” at the Cooper, a new 17-unit condominium at 2007 Wyoming Ave. NW in the Kalorama neighborhood. The main building had been converted from a grand 1890 Georgian-style mansion and most recently was a bed-and-breakfast.

“The Cooper has lots of character, and the condo I bought isn’t just a white box like some of the other places I looked at,” Harp said.

The Cooper has a lawn, gardens and low steps leading to a deep front porch that provides a covered entrance.

“This building offers a unique opportunity because of the way it’s set so far back from the street and is separate from other, nearby buildings,” said Matt Shkor, principal of Potomac Construction Group.

Historical yet modern: The building’s facade and mansard roofline were maintained to comply with the neighborhood’s historic-preservation designation. But the goal for the interior, Shkor said, was to give a modern edge to the historical spaces.

“The inside was a complete gut renovation, so we were able to raise the ceiling heights and yet keep the tall windows and front columns of the building,” Shkor said. “We chose light-colored white oak flooring in a herringbone pattern because the pale color reflects light and makes the units as bright as possible.”

The condos are small. The 15 one-bedroom units range from about 450 square feet to about 700 square feet. The Cooper’s largest unit — the only one with two bedrooms and two bathrooms — has just under 800 square feet.

 

“We designed them for a mix of young professionals who want to live in this location and for people who want a second home in the city,” Shkor said.

The predominance of one-bedroom units responds to a need in the neighborhood, Shkor said.

“There’s a shortage of one-bedroom units in this location that have higher-quality finishes,” he said. “We chose heated marble floors for all the bathrooms and high-gloss cabinets that go to the ceiling and appliances we would put in a $2 million condo.”

A carriage house, behind the mansion, was divided into two units, including one of the Cooper’s two units with two bedrooms. Each carriage house unit has about 700 square feet, a vaulted ceiling and a private patio.

Glass railings: No two floor plans in the Cooper are alike. Some have a patio or a balcony. Some have two levels. Some have a powder room. Some have dormer windows. One unit has double glass doors that open onto a covered and screened balcony.

The units with a second level have glass railings for the staircases and a glass half-wall for the loft-level bedroom. Pocket doors are used in most units to maximize space.

The four one-bedroom units on the cellar level are each about 500 square feet and are priced from $459,000 to $499,000.

 

The smallest unit, No. 8, has about 450 square feet and is priced at $519,000. This first-floor unit has an open living and dining area with the kitchen along one wall. A pocket door links this space to the bedroom, which has windows facing a wall of the brick building next door. The condo’s one small closet has a stacked washer-and-dryer. The bathroom has a glass-enclosed shower with marble flooring. The entire unit has high ceilings and detailed crown molding.

The main building’s two-bedroom unit, which has about 800 square feet, is priced at $799,000. This unit has an open living and dining area with the kitchen along one wall and a glass door to a private terrace that has a Brazilian ipe wood deck. The guest bedroom has an exposed brick wall, a walk-in closet and a private full bathroom. The master bedroom also has a private full bathroom.

The carriage house units have one shared wall. The one-bedroom, one-bathroom unit is priced at $599,000. The two-bedroom, one-bathroom unit is priced at $749,000.

What’s nearby: The eastern section of Kalorama, where the Cooper is located, is within walking distance of Adams Morgan, Dupont Circle and Woodley Park, three neighborhoods that have numerous restaurants and shops.

 

Schools: Oyster-Adams Bilingual (prekindergarten to eighth grade) and Wilson High.

 

Transit: The community is within walking distance of the Woodley Park and Dupont Circle Metro stations, both on the Red Line. The area is served by numerous Metrobus lines and the Circulator bus.

The Cooper

2007 Wyoming Ave. NW, Washington

The 17 condos are priced from $459,000 to $799,000.

Builder: Potomac Construction Group

 

Features: The condos have iron-brushed white oak flooring in a herringbone pattern, recessed lighting, a programmable thermostat, high-efficiency heating and air conditioning, base and crown moldings, a stacked washer and dryer, upgraded appliances, quartz counters in the kitchen, glossy white European cabinets, marble flooring and marble shower floors in the bathrooms. Three parking spaces are available, each priced at $40,000.

 

Bedrooms/bathrooms: 1 or 2 / 1 or 2

 

Square-footage: Approximately 450 to 800.

 

Condominium association fees: $163 to $286 a month.

 

View models: Open 1 to 3 p.m. Sunday.

 

Contact: 202-350-2239 or visit www.thecooperdc.com 

J Street Companies Breaks Ground For The Pacifica

Washington, D.C. – October 23, 2018 – The J Street Companies today

celebrated the groundbreaking of The Pacifica — a new, nine-unit, luxury condominium community on a quiet, one-way street two blocks from Dupont Circle. Construction is expected to be completed in late 2019. A construction loan has been provided by John Marshall Bank. McCullough Construction has been named as general contractor with McWilliams Ballard retained to handle sales. For sales information, please visit www.ThePacificaLivingDC.com.

Located at the confluence of venerable Dupont Circle and West End neighborhoods and a few blocks from Georgetown, The Pacifica will be pedestrian friendly, Metro accessible and just steps from an abundance of retail and restaurant choices.

“J Street is excited to start the process of bringing these classic and elegant new homes to residents who cherish the Dupont Circle neighborhood and the convenience to downtown and unmatched amenities that characterizes this community,” said J Street Chairman, Bruce Baschuk.

Designed by GTM Architects, each Pacifica residence will average 1,500 square feet and feature top of the line amenities including a common area roof terrace, private outdoor spaces, private parking, an elevator, stone countertops, custom cabinetry, hardwood and porcelain tile floors, high-end kitchen appliances and finishes. The Pacifica is being designed to pursue LEED for Homes with Energy Star® certification.

About The J Street Companies

The J Street Companies and its principals have operated more than 10,000 condominiums, townhomes and apartment units and have participated in the development and repositioning of thousands more in the Washington, DC, Texas and South Carolina markets. J Street offers a complete array of real estate services, from commercial sales and leasing (including land and retail brokerage services) to property management, development and project management. J Street manages approximately 2.4 million square feet of commercial and multi-family property and has an experienced project management team that has managed over 8 million square feet of tenant build outs and base building construction. For more information on the J Street Companies, please visit us at www.jstreetcompanies.com.

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Not your typical condo building around Dupont Circle

By Michele Lerner, Washington Post, September 18

Dupont Circle is well known for its cultural institutions and classic rowhouses, for its shopping, dining and nightlife. And Bruce Packett, among many others, considers the centrally located Northwest Washington neighborhood a highly desirable place to live.

“I’ve worked in D.C. since the 1990s and lived in the city for more than a decade, and Dupont Circle has always been one of my favorite neighborhoods,” said Packett,who recently bought a condo unit at the James, a new building at 1761 P St. NW, with his wife, Holly Packett.

The Packetts, who have been renting an apartment about a mile away in Adams Morgan, have a 1-year-old daughter, Freya, and a big part of what drew them to Dupont Circle was a nearby elementary school.

“We’ve been working with a real estate agent to find a two-bedroom place that fit into our budget, that’s located in the Ross Elementary school district,” Packett said. “We’re committed to the city and want to send our daughter to public school. That elementary school is highly rated, so we were looking only in that district.”

New construction is rare in the historic Dupont Circle neighborhood, which has small and large condominium buildings and rental apartments among its housing options. The Packetts were pleasantly surprised to find a newly built condominium.

Bruce works a few blocks from the James, and the neighborhood is walker-friendly and served by public transit. The Packetts also like the fact that the James is a relatively small building, with just nine units, so they can get to know their neighbors when everyone moves in later this year.

Former church property: The James, which faces P Street, is part of a larger development that includes a 51-unit apartment building under construction behind the condominium.

“The parcel of land where the James is located was a parking lot that was part of the St. Thomas Episcopal Church,” said Robin Bettarel, a senior vice president with CAS Riegler, which is developing the James. After years of neighborhood controversy over the project, the condominium is nearly complete, and the apartment building and a new church are being built.

“We worked with the Historic Preservation Office in D.C. on the exterior architecture of the James because this is a historic district,” Bettarel said. “We needed to use masonry for the outside rather than new materials and the proportions of our bay windows facing P Street had to mimic the townhouses to the west of us on the block.”

Three units remain for sale, including a one-bedroom, one-bathroom unit on the lower level and the two two-level penthouse units. Prices for the three units range from $499,900 to $1,499,900.

“No two floor plans are alike in this building, and there are only a handful of units on each level,” said Timur Loynab, a vice president with McWilliams | Ballard and the sales representative for the James.

Most of the units have a terrace or a patio, and they all have extra insulation and design features to reduce noise, Bettarel said.

Each kitchen has quartz counters with waterfall edges, gas cooking, stainless-steel appliances and a quartz backsplash. (Benjamin C Tankersley/For The Washington Post)

Drawer-style microwave: The Packetts bought one of the three ground-floor units. The unit faces south and has a small patio.

“We like the open floor plan and the fact that the bathroom is accessible from both bedrooms,” Bruce Packett. “The second bedroom is actually listed as a den because it doesn’t have a window, but it gets some light from the front windows.”

One ground-floor unit remains. The 681-square-foot unit is priced at $499,900, and it has one bedroom, one bathroom and a private patio. The unit has an open floor plan, with a kitchen along a wall that it shares with the living and dining area and a wall of windows with a glass door that opens onto the patio. The bedroom has a double-door closet and a door to the bathroom, which is also accessible from the hall. The unit has a coat closet and a closet with a stacked washer-and-dryer.

Penthouse One, which has 1,354 square feet on two levels, is priced at $1,399,900. The open living and dining area has a wall of floor-to-ceiling windows facing P Street, and a box bay window provides a bump-out niche. The kitchen has a kitchen island, a pantry and a wine refrigerator, a drawer-style microwave oven and built-in trash and recycling receptacles.

“We added a few extra features to the penthouses, like the wine refrigerators and panels over the refrigerators, but a lot of the features are standard, such as the quartz backsplash that extends to the cabinets,” Bettarel said.

The master bedroom in Penthouse One has a window facing the terrace, a double-door closet and a bathroom with a heated floor and a skylight over the glass-enclosed shower. (Benjamin C Tankersley/For The Washington Post)

The main level of Penthouse One also has a guest bedroom with a box bay window, a walk-in closet and a full bathroom with a bathtub. Glass panels function as railings for the hardwood stairs to the second level, which has a small loft with utility hookups to add a wet bar. A glass door leads to the terrace, part of which is an environmentally friendly “green” roof with plants.

The master bedroom, also on the upper level, has a window facing the terrace, a double-door closet and a bathroom with a heated floor and a skylight over the glass-enclosed shower.

The 1,390-square-foot Penthouse Two, priced at $1,499,900, has an open living and dining area and a kitchen without an island. Bettarel said the buyers can add a dining table or a movable island to that long and narrow space. The main level also has a large terrace, walls of floor-to-ceiling windows, a bedroom and a full bathroom.

The upper level has a large loft with a powder room and space for a home office or a wet bar. The loft opens onto a second large terrace. The master bedroom has a walk-in closet and a full bath with a skylight over the shower.

What’s nearby: Residents can walk to Dupont Circle, Logan Circle and Adams Morgan for restaurants and coffee shops, bookstores and other retailers, theaters and other nightlife attractions. Both Dupont Circle and Logan Circle offer space to enjoy the outdoors and people-watch. A dog park is at 17th and S streets NW.

Schools: Ross Elementary, School Without Walls at Francis-Stevens and Cardozo Education Campus.

Transit: Residents can walk to the Dupont Circle Metro station for the Red Line. The neighborhood is also served by numerous bus routes. The Farragut North and Farragut West Metro stations are less than a mile from the James.

Priced: The condos are priced from $479,900 to $1,499,900.

Builder: CAS Riegler

Features: The condo units have high ceilings, wide plank flooring, large energy-efficient windows, energy-efficient LED lighting, a full-size stacked washer-and-dryer, a Nest thermostat, porcelain tile bathroom floors and frameless glass showers. Each kitchen has quartz counters with waterfall edges, gas cooking, stainless-steel appliances and a quartz backsplash. Some units have a center island. Some have a patio or terrace. A parking space is included with each of the penthouse units; the building’s two additional parking spaces have been purchased. Buyers can also rent a parking space in the adjacent apartment building when it is complete.

Bedrooms/Bathrooms: 1 or 2 / 1 to 3

Square-Footage: Remaining units have about 680 to 1,390.

Condo Association Fees: $186 to $420 a month.

View Models: Open 1 to 3 p.m. Saturday and Sunday.

Contact: 202-280-2386 or visit https://www.thejamesdc.com/.

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