Douglas Development to Present NY Ave Plan Tonight!

Posted By Cary Silverman, 11/18/08 8:16 AM

Just a reminder that our regularly scheduled monthly MVSNA membership meeting tonight will include a presentation by Douglas Development on their long-anticipated plan for area bounded by the 600 Blocks of New York Avenue and L Streets NW, and the 1000 Blocks of 6th and 7th Streets NW. This is a presentation you do not want to miss. You'll also get a chance to see the Yale Lofts, the venue for tonight's meeting. Enter from 437 New York Avenue NW and we'll be in the lounge area to the right.

Here is the latest available information on the Douglas Development project from the Washington Business Journal as of September -- just to give you an idea as to the massive scope of this project. I expect that we will learn tonight of some changes in the details:

1.2 million-square-feet project across from the Walter E. Washington Convention Center.
The site, for which Jemal has been assembling property since 2000, is between Sixth, Seventh L and K streets, an area that currently features surface parking lots and mostly two- and three-story buildings that house auto service outlets, the former A.V. Ristorante Italiano and the Warehouse Theater.
Since 2000, Jemal has purchased more than 50 parcels on the block, almost the entire site. On the north side of New York Avenue Jemal has three historic Seventh Street properties owned by the Ruppert family under contract, he said, which gives him about 90 percent of the area. South of New York Avenue are five properties totaling about 9,800 square feet still owned by gynecologist Bruno Chumpitazi.
Would transform an entire city block into 800,000 square feet of office space, 400,000 square feet of retail, 500 residential units, a boutique hotel and an entertainment attraction such as a House of Blues venue or a chic movie theater.
Expected to be heavy with shopping and entertainment, but the city will require housing as part of its push to bring more residents downtown.
Jemal has been trying to win relief from requirements for residential units in areas zoned for housing downtown due to concerns in the current housing market.

In addition to the Douglas Development presentation, plans for the new Marriott Marquis Convention Center Hotel will be available for viewing. The Association will also vote to fill a vacancy on its Board of Directors. Representatives from MPD will be on hand to provide a public safety report and answer questions.

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Comments

Thanks Cary. Looking forward to the Jemal presentation. So glad MVSNA could coordinate this.

Posted By FourthandEye / At 11/18/08 11:26 AM

I would LOVE to have a House of Blues in our neighborhood. This would absolutely be great for us. I hope that this happens soon. I love House of Blues.

Posted By Jackie / At 11/18/08 12:19 PM

Please ask him why the neighborhood should be subject to his vacant properties for the past eight years so he can have a mega-"developement". How has he gotten away with not paying the vacant property tax? You can expect more chain restaurants rather than unique hip joints like on U and 14th.

Posted By ed / At 11/18/08 1:10 PM

I can't answer or understand why Douglas doesn't pay the vacant property taxes.

However just because Douglas development doesn't bring in 14th & U or H Street NE type quirky local businesses let's not prejudge the project as a disappointment. This is an extension of downtown and it will be primarily 12 story new construction with historic properties integrated. I believe they've previously suggested the Waffle Shop will wind up on one of these parcels, hopefully that's still on the table. But overall comparing U Street, which has an arts overlay, and the majority of trendy businesses are in rehabbed older buildings to downtown is not realistic. Startup local businesses almost always need to start in rehabbed properties rather than new construction.

Hey I'm hoping for something far more interesting than a Fuddruckers or a Cosi. Hopefully it's something with a little more character than that. But there is plenty of middle ground between a popular H Street NE dive like Granville Moores and a big box Hooters. Coco Sala is a unique business that leases from Jemal (right?). I wouldn't lose hope so soon.

Posted By FourthandEye / At 11/18/08 2:26 PM

I truly hope the rumors are true and someday the waffle shop will move to this development.

Posted By Si Kailian / At 11/18/08 2:27 PM

Seems I didn't do a good job pulling an example of the top of my head. Coco Sala leases from Akridge. Still the basic premise of what I'm saying still holds true. And it's better to engage the developer and move the needle as far as it can go rather than be pissed about something that fundamentally likely can't happen.

Posted By FourthandEye / At 11/18/08 2:32 PM

My notes on tonight's presentation by Douglas Development:

http://mvtriangle.blogspot.com/2008/11/douglas-development-presents-concept.html

If I've left anything useful out or stated anything a little inaccurately let me know.

Posted By FourthandEye / At 11/18/08 8:23 PM

My problem is not so much with chain restaurants (though I think we would all prefer something with authenticity) but with the exorbitant rent demanded by a "developer" that only a chain could pay. Check out the list of "impressive" tenants http://www.douglasdevelopment.com/tenants02.html

Secondly, how much TIFF, ie, pork, is Jemal asking for? Politically connected "developers" undercut small businesses that do not have deep pockets. Show me one small business that gets government financing, tax exemptions, zoning exemptions, etc. Is it any coincidence that Rupert's assessments went through the roof? Jemal is a convicted felon after all.

12 story construction is completely out of character for the immediate area. Wasn't there vocal opposition to the height of the convention center? As I understand it, the current height of the convention center was arrived at after long negotiations. Now this development and O St Market are throwing that all away.

Posted By ed / At 11/19/08 9:15 AM

i dont believe DD is asking for any TIF. This is a purely commercial project, no affordable set asides so they shouldn't get any. ed, you are certainly right that small businesses get the shaft.

i know many dont agree but i like tall buildings.

Posted By Si Kailian / At 11/19/08 9:34 AM

there is no going back now. O St Market is going forward. the vacant lots are slowly going bye-bye. i will party when the parking lot block at 500 new york avenue is developed. it took forever for the stuart's to raze the 10 story concrete bunker that was on site.

i'm ok with 12 story buildings all the way up 7th to florida avenue as long as they are all market rate apartments. luxury all the way baby.

Posted By richard r / At 11/19/08 9:47 AM

Here is what I find interesting about all of this new development. When the Convention Center was built, the northern portion of it was scaled down so that it would fit in with the low-rise buildings in the neighborhood. Now we are going to start having 12 story projects (O Street Market, Kelsey Gardens, Jemal Development) in that vicinity. It is sad that they didn't have the forsight to see these large developments coming in when they built the convention center and now might not be having the issue of it being too small to host the larget conventions which are now going to National Harbor in Maryland. This city still has a real problem with thinking forward. Just my thoughts.

Posted By JohnD / At 11/19/08 11:57 AM

Cary's recap of the presentation:

http://theother35percent.blogspot.com/2008/11/active-street-life-but-no-residential.html

Posted By FourthandEye / At 11/19/08 12:37 PM

ps. i want to add low income senior housing to my vision of 7th street to florida avenue. market rate housing and low income senior buildings is what i'd like. everybody else can get lost. :)

Posted By richard r / At 11/19/08 12:53 PM

Richard, You'll get some of that with the Northwest One development project at 1st Street/New York Avenue. It will be 1500+ mixed-use/income residences (apts, townhouses, lofts, etc)

Posted By RobA / At 11/19/08 2:25 PM

O st market has senior housing too.

Posted By Si Kailian / At 11/19/08 2:27 PM