Hitting The Heights

Architecture, Community and Balance

A few months back, when JBG first presented its new plan for an apartment building development at 13th and U Streets NW, architect David Schwarz was asked how his building would reflect the historic neighborhood it might be joining. “I don’t have an answer for you right now,” he replied. It was an honest reply.

Last Wednesday, Mr. Schwarz answered that question.

In a presentation that mixed PowerPoint, classroom and community, Mr. Schwarz offered an impressive proposal about his design for the as yet un-named building that he promises will lift up, but not dominate, the U Street community. It was a small gathering; JBG offered those most intimately affected by the building, as in those on Wallach Place, a chance to see  the most specific details yet offered about the development. It was well illustrated, crafted, and much needed.

Given the haze that has largely surrounded this re-do proposal, this was a welcome opportunity, and one that both Schwarz and the neighbors seized…though to be frank, Schwarz and his crew (including his son) and the JBGers in attendance almost outnumbered those living on Wallach. (What, exactly, that reflects is a still unanswered question, though many will likely offer opinion.)

Schwarz is a name in architectural circles, and his buildings – like Nashville’s Schermerhorn Symphony Hall  - generate interest, but not always for the desired reasons. Critics aside, it’s safely said his buildings are often as large as his personality. “I either wanted to be a successful architect or a bartender in the Caribbean. Nothing in between,” he famously told the Washington Business Journal. Like we said: personality.

In just over 15 minutes, Schwarz laid out a meticulous diagnosis of the U Street neighborhood’s architectural faces and antecedents. From muttoning and ribboning to window “punching” placement and a host of other terms I will no doubt get wrong, Schwarz offered up a professor’s tour of U Street as it is in brick and mortar, and an architect’s dreams of how it will be, still in pencil and pastel.

There’s no doubting that everyone gathered in our small living room was impressed. “I’ve really learned some things,” was how one resident summed it up. And while his site still lists the development as a hotel, attendees saw some new things – design elements across the 1/2 block structure that clearly were not throw-aways (unlike the now underway “WallachZilla“.) Perhaps having learned a lesson or three from their previous smack-downs, we can honestly say that Schwarz has designed a building that is steps ahead of the proposals that preceded it, and offers serious thoughts about what U Street was, is, and aspires to be.

That said, there was one significant area of rupture between artist and audience: namely, the building’s height. “Honestly, it should be at least a story taller than it is,” offered Schwarz when questioned about its out-of-rights eight stories, plus roof attics and whatnots. “It’s a handsome design, but couldn’t it be just as handsome at six floors?” asked yours truly. No, he candidly replied.

If architecture is our most public, and long-lasting, discourse about who we as a people are, then quizzing a designer who has laid down the law at eight floors about a building’s height can feel like Salieri snipping measures from a Mozart symphony.

But no. Precisely because it is so public, a community’s architecture is not the province of the singular artist, but rather the shared neighborhood where it resides. And this is where an artist’s vision, and a neighborhood’s concerns, abut economist’s bottom lines.

“Eight floors is pretty much the limit,” acknowledged Jim Nozar, one of three JBG representatives at the meeting, along with Brook Katzen and – I am very sorry to say – another representative who’s name escapes me. Like Schwarz,  the JBG reps were personable but focused. Like Schwarz, they appeared to have an affection, if not always a commitment, for the neighborhood. Like Schwarz, they are engaging and professional.

But at least as much like Schwarz – or perhaps more so, as the ultimate check signers – the JBG representatives were unyielding: the building must be eight floors or more. Any less, and – in their words – it simply wouldn’t be worth the effort.

The meeting broke up after some two hours of discussion, debate and concerns about the PUD process, the openness of community input, and the ultimate project dimensions. Many questions, most of them not new, remained unanswered.

But at least we now have the line drawn. JBG says they must have eight stories, plus the add-ons on top.

And say this: David Schwarz kept his word. He said he would explain how he believes his building – one which he promises he will live in – will be a new treasure of U Street, and he fully explained his view. The JBG representatives also gave a frank bottom line: eight floors, no step-downs, non-negotiable.

That’s their view. What the neighborhood wants – and deserves – is the next question demanding an answer.

UPDATE: Monday the ANC 1B Design subcommittee met in an previously announced, yet detail-free, session. (Meaning: no location, no time and no agenda public provided save for private distribution channels, but we’ll get to that later.) Despite much – meaning majority – opposition expressed in the meeting, the sub-committee voted 3-1 to approve the design. WITH acknowledgment of the community opposition.

The way the ANC “works” – much like the City Council “works” – it’s enough to make one wonder about the entire ANC process: the rules, the oversights, and what “public trust” means.

But you’ll be reading much more about that soon enough. And not just here.

Something Old, Something New

JBG’s Plan Leaves Residents Blue

After three teases before the U Street Neighborhood Association, a group at Busboys and Poets and the ANC earlier this Spring, JBG has officially begun its public charm offensive for the proposed nine-story apartment development they want to built at the corner of 13th and U Street. Mark June 14th, 2012, as the official start of the sprint JBG will rush through to either, depending on your view, “gather meaningful community input” or “punch its cards” on their march toward demolition and victory.

Hotel? Apartments? DC or Dallas? What does this building say to U?

Now, of course there have been and continue to be dozens of little side meetings here and there. I know only some of our neighbors, but everyone I run into is asking questions. “Did you hear about the meeting between so-and-so and JBG?” “How much did they tell you they’d pay for the PUD?” “They say the submitted documents on the structure, but I can’t find them.” “Gladys Kravitz says she heard that JBG is already calling for a vote of approval on their design, who OK’d that?”  It’s not too far off to say that many concerned neighbors are skittering hither and yon, trying to keep up with the byzantine tangle of DC development laws built so that only a development lawyer could keep up with them.  But hey, what’s a little disenfranchisement between friends?

Thursday’s meeting was hosted by the Saloon and its long-time owner, Kamal Jahanbein; “Kami” to many of his customers. When it comes to community involvement and smart planning, Kami’s at the head of the list. Because he bought his establishment, it’s just what he wants it to be without rapacious landlords pushing him around (or out.) And his commitment to good local governance – and generous philanthropic works around the globe – are as obvious as the hundreds of donor names painted on his walls. When Kami talks, neighbors listen close.

Thus it was a bit surprising that Kami waded into the JBG 13th Street development discussion not in his usual fair arbiter role, but as a concerned neighbor. Jahanbein’s business would no doubt stand to gain from hundreds of new thirsty residents, but even he expressed some concern about the building’s need, design, and motives of the developers. And he was not alone.

JBG’s Brook Katzen did his best to sell the building’s design as fitting with the overall architectural language and design of U Street, but his best was, once more, not good enough. At least, not to judge by the number of questions and doubts raised during this presentation. In sum, critics say:

1. The building’s height (nine stories) is far out of line with anything on the corners (SE corner 4 stories, NE corner 3 stories, NW corner of Ellington 4 stories before step-up)
2. The poor massing and sheer verticals of the building, rising to its complete height with no set backs or cut-ins, creates a looming hulk,
3. Possible concerns about the water table on the site mean that JBG doesn’t want to dig down to complete the full compliment of parking city regulations require,
4. There are few, if any, architectural details that integrate the structure into the historic rhythms of the neighborhood – it might as well be plopped in Loudon County somehwere,
5. Although this may be discounted by some, a growing number of residents of the Ellington are coming to realize their panoramic views of DC are about to be blocked.

There were other concerns as well – along with one (count ‘em, one!) voice of support for the building on Thursday. Clearly if it were put up to a vote now, it would have as hard a time as the last go-around (Revisionism alert: while JBG likes to say they pulled out of that earlier hotel for financial reasons after the community had voted to support it, that’s misleading at best. Community groups one after the other voted the proposal down, or just sent it back to the drawing boards.)

All that said, there’s one even larger question hanging over this compressed debate – why this building? Several years ago starchitect David Schwarz and JBG higher-ups told everyone who would listen that 13th & U needed one thing, and one thing only: a hotel. A world-class hotel, in fact. Young and hip and trendy; a place that all of U Street’s visitors would want to stay at, a place that captured the heart and passion of the neighborhood. Condos wouldn’t work, they said, nor would an office…AND it would have to be much taller than anything else nearby, just to get the economics to work.

Now, after getting their hand slapped, they insist that it’s apartments that the corner wants! Apartments and nothing more! And definitely no offices. It’s a curious argument, given that the entire area still doesn’t have a hotel of any size (most neighbors always liked the idea of a hotel, just not one that was 10 stories tall) and limited office space, but will soon have a glut of apartments. “Louis at 14th“? “Level2” at Wallach? JBG’s own “District Condos”? Has anyone counted the number of sky-cranes up and down 14th Street, from Florida down to R? Is their argument really that the one thing the neighborhood most needs is more apartments? Because if it is, that’s a losing one on its face.

There are more meetings, and more votes, which we’ll list here once we confirm the dates. The Shaw-Dupont Neighborhood Association is also sponsoring a P.U.D. workshop in the coming weeks with the guy said to know just about everything from everything about how they work, and what they’ll mean for residents.

It’s going to be a very fast ride along a very bumpy road; JBG has made clear its intentions to move this as fast as possible, and not get ensnared in the community opposition it encountered a few years back. That’s their right. It’s also the neighborhood’s right to slow it down as much as possible, until everyone has the chance to make an informed decision.

PostScript: Part of making an informed decision is having the proposal to examine. JBG insisted Thursday night that its building proposal and details could be found at its website. We’re still looking.

News And Notes

New Parking Regs, Liquor Moratorium, and JBG Public Meeting

Yeah, we haven’t been posting nearly as often as we should. Take it up with our other Internet bosses.

We will do better, and more. For now, some items of possible interest to the neighborhood:

#1: New Parking Regulations. In the near future, with the blessing of the DC City Government, Wallach Place parking is going to get much tighter – and that’s not just because of the U Street/Louis/Wallachzilla developments. Soon there will a resident-only parking initiative bubbling to the surface impacting anyone who likes to park on Wallach. In the near future, residents only will be allowed to park on the north side of the street during certain hours – those as yet to be determined. Meaning: if you love parking on WP during the day or for some evening entertainment, you’re going to lose half the street options. More on this very soon; stay tuned.

#2: Shaw Dupont Citizens Alliance Launches. There’s a new residents organization in the area: the SDCA. The inaugural meeting was held last Thursday, and monthly meetings – in addition to other activities – are rolling forward. Full disclosure: Craig and I are board members of the new group, but we’re not turning this site (and what we hope for it to become) into a mouthpiece for the group. They can handle that perfectly well on their own, as you can see here. In essence, if you’re a resident in the area bounded by 12th and 14th Street, U to S, you’re welcome to join. Owner, renter; development booster or smart-growth advocate – it doesn’t matter, you’re invited. The mission of the group is to give residents an equal voice with local business and other interests as the neighborhood evolves. Meaning if you want more of something or less of something else, you can give it a voice here. ANC commissioner Ramon Estrada has a good summary of the first meeting; look for this group to become more active in various issues in the coming months.

#3: Liquor Moratorium. There are growing rumbles about community support – or opposition – for a liquor moratorium for the U/14th Street area. It’s complicated (as with anything about liquor in DC) and there are lots of opinions all over the map. SDCA and other neighborhood groups are exploring this as a way to slow the explosion of bars & nightclubs in the overly (by city regulations) concentrated area. There are also lots of false rumors about this - no it won’t stop grocery stores like Smucker Farms or the much-teased Trader Joes from selling beer and wine. And no it isn’t a permanent, or even blanket prohibition on any new licenses. And more. We’ll be writing on this issue soon as well.

#4: New JBG Meeting on 13th and U. JBG has requested a chance to publicly present long-awaited specifics about their proposed development at 13th and U to the neighborhood, and solicit comment. Craig and I have again agreed to open our house to the JBG team for such a meeting. It will be Wednesday, June 20 at 7pm at 1315 Wallach Place. All interested are welcome to attend; however as this is only our tiny house, we may not be able to accommodate everyone…ugh, we’ll figure that out. In the meantime, mark your calendars. The JBG team has only had general comments about the development so far, and this meeting will be the first chance to hear specifics presented, especially – in JBG’s words – for “those most affected” by the proposed building.

It’s too beautiful outside to be sitting at a computer, so we’re taking the greyhound for a neighborhood walk, and I’m going to spruce up the gardens. Hope your weekends are similarly enjoyable.

Welcome to the Neighborhood, Mr. President

UPDATE: POTUS Leaves, Takes Sandwich

Just a quick note, with much more to come on far more serious issues.

Look what Craig espied on his way into work!

But you know your neighborhood is hot when the Obama’s come for a quick meal. This morning Mr. Obama will be dining at Taylor Gourmet, on 14th Street NW, just 1/2 a block from our house here. The sky is filled with helicopters, there’s a big tent on 14, and security is redonk.

It’s often said after either Mrs. Obama or the President visit a local eatery, business booms. We hope it’s so for Taylor, and all the worthy surrounding places, too.

It may not put Taylor’s on the national map as happened at Ben’s (with tourists winding around the block every weekend for half smokes) but it sure will generate a little buzz.

Now I’m off to go see what all the hubbub is about.

UPDATE: So the President met with several local business owners – those of Taylor Gourmet and Yes (exclamation point) Markets, both of which we very much like. Nobody else was allowed in, or even near 14th, however. Taking GOTUS (the Greyhound of the United States) for a walk down Wallach proved a challenge, both because of the helicopters buzzing low, freaking the dog out, and the Secret Service officers who wouldn’t even let us get down the street.

We totally get it – POTUS deserves big security, and that’s fine. We welcome everyone to the neighborhood. But perhaps next time, with just a little less traffic snarl.

The Song Remains The Same

JBG Unveils Its Latest Switch-up For 13 & U

It must have been a very busy month for JBG. Consider that just four weeks ago, Jim Nozar and Bryan Moll were standing before the U Street Neighborhood Association (a packed meeting at that) discussing plans for the hotel they wanted to build at 13 and U. Oh yes, hotel. Nozar was quite affirmative about that.

Renderings of JBG's proposed apartment building at 13 and U

Just what exactly happened over at HQ these last few weeks we can’t say. We can officially say now that, following Tuesday evening’s presentation by JBG of their plans to the community, the hotel is most assuredly off. And without saying it exactly, Nozar and architect David Schwarz seemed pretty certain who to blame.

“We’ve heard a lot from the community about the massing, the increased density, other concerns,” Schwarz told a packed community meeting Tuesday night, going on to specifically single out “residents of Wallach” several times for uncertain sins. Hmm. Basically, he says, the lot’s too narrow for an office building, the meanies in the community wouldn’t let them build 100 feet, they’re “stuck with” Rite Aid as a retailer on the corner, they can’t make the economics work, so boo-hoo, it has to be apartments.

Not affordable apartments, mind those who want to see real affordability. “High-end, class-A tenants,” said Nozar, noting that of 135 planned units there would be no efficiencies, just one and two bedroom units.

Here are the details, such as they are:

• Building height 90′, with an additional 18’6″ on top for the penthouse (by code they can legally build to 65 feet without a variance.)
• 72 parking units, including spaces reserved for retailers
• 10’3″ alley off 13th, where all traffic with flow in and out.
• Space for just three tenants (other than the much-derided Rite Aid), and not much space at that, perhaps a total of 15,000 sf, with the drugstore accounting for half of that.
• Oh and brick color? “We haven’t decided that yet,” said.  ”We’ll show you some samples later.”

JBG’s spin to the contrary, the new proposed building is nearly identical to the old proposed building, which isn’t all that surprising given the remarkably quick turnaround from must-have hotel to much-needed apartment building. In fact spin was surprisingly in evidence Tuesday night, with Schwarz asserting boldly: “It wasn’t the architecture that people didn’t like before, it was the massing and density.”

Look familiar? JBG model of 13th & U development

Perhaps everyone should be reminded of the actual debate several years back. Yes, massing and density were among the concerns; but so, too, was the building’s exterior, with the ANC and other boards specifically pointing out its lack of harmony with the street.

Asked Tuesday night to detail how, exactly, his new design is reflective specifically of the 13th and U neighborhood, Schwartz said simply “I’m not prepared to do that tonight.” Yipes.

JBG sees 13th and U as a “global neighborhood,” and they say they want to improve it, “…make it like Bleeker Street in New York.” First, DC isn’t Manhattan and shouldn’t pretend to be; rather it should be its own city with its own character. But more importantly, as one resident and former New Yorker pointed out, what makes Manhattan so interesting is the mixed presence of office and entertainment, ensuring 24-hour traffic. Bluntly put: we are completely unconvinced an architect as skilled as Mr. Schwarz would be unable to come up with an innovative office design that could attract an exciting business or three to the ‘hood.

There were a few supportive voices that spoke at the meeting – noting the design would remove all the Rite Aid trucks from loading/unloading on 13, and JBG’s community support of local education and other civic initiatives. That is good stuff…but also, as another voice noted, most likely part of JBG’s corporate plan. It would appear that JBG’s effort to court “influential opinion makers” in the neighborhood to sway the discussion (as several people reported to us) have not been all that successful.

In short it seems that JBG bought a lucrative property when real estate and times were riding high, and with the market crash ended up with something of a problem on its hands. It seems their solution is to just build yet another apartment building and be done with it. Seriously: can anyone find any difference between the new proposal and the former hotel proposal?

Judging at least from those who spoke Tuesday night, it doesn’t seem the community is loving that plan. “I’m just disappointed with what I’ll call a lack of bravery,” said one.

JBG will present its new plan before the ANC next Monday night. Next stop: PUD before the Zoning Commission.

Good Neighbor Policy

Finding Ways To Work Together

It’s Easter Sunday, and the neighborhood is beautiful. The sun is sharp and the air is losing its crispness. New flowers bloom and the tiny, fuzzy buds of last week are turning into waxy leaves. The people you meet on the street are dressed in Spring colors and almost universally smiling, waving hello as we pass with our giant black greyhound. It’s peaceful and happy and once more I’m in love with my neighbors.

That’s not always the case. In particular, not so much my neighbor’s guests. Any given Thursday, Friday, Saturday and increasingly Sunday, our neighborhood is treated like a sewer by visitors.

The Saloon on a typical night. Note: no standing, no yelling, no jerks.

Those of us who live here know the importance of good behavior. You don’t want to argue with a neighbor you will undoubtedly run into on the street. We certainly don’t always agree – on a lot of stuff – but generally speaking we respect each other and have good feelings for our community.

That includes businesses. Decades before Barack Obama visited Ben’s, it was one of the only places open on U, and we would wave each morning to Ben or Kamal, before the Metro was open. We respected them, and they respected us. There’s never been a Ben’s patron to leave more drunk than when they came in.

The same, sadly, can’t be said for a growing number of our new neighbors these days. Specifically the 100+ establishments with liquor licenses that have popped open in the last few years. We understand that their business is to host patrons and make a profit, and that’s cool. But along the way we’ve seemed to lose the good neighbor policy.

Contrary to some of our frequent critics, we not only enjoy the urban life but share it with our friends. We host gatherings large (and we do mean large) to small, and always hope our guests enjoy their time in our house. But part of our neighborly responsibility is that we never send guests out onto our streets loud, drunk and potentially dangerous.

If you’re leaving a party here, you are not allowed to bellow in the streets. You aren’t allowed to piss on neighbors yards or defecate in the alleys. You’re not allowed to steal things under cover of dark, or barf in the street or toss your garbage into the gutter. In short, you’re not allowed to be a bad guest.

That’s basically what we would like to see with our commercial (read bar) neighbors: a sense of community. Who’s responsible for sending thousands (literally, the numbers are coming soon) of inebriates into the streets every night? The people who served them. Who’s responsible for in part tolerating behavior that wouldn’t pass freshman amateur hour? Ask those who profited off the booze they drank.

Some critics – and almost universally those who don’t live right here – whine that we don’t get the urban life. “Go move to the suburbs, old man!” is typical of their “dialogue.” Just speaking for these two old men, we’ll put up the urban we’ve seen in our lives to anything you got – that most likely means you – and we’re still committed to our neighborhood.

We would like our neighbors – our commercial neighbors specifically – to show the same respect. There’s a huge opportunity here for good-spirited establishments to help keep the hood decent. Remind patrons to keep quiet on the streets. Post signs in the restrooms. Print messages on the tab, or, like great neighbor Kami of “The Saloon,” right on the walls and menus. And these are just the start: clever people can no doubt think up clever ways to reach people.

The point is: we all want a decent neighborhood. Notably those of us who make this our neighborhood. So it’s time everyone started living up to their responsibilities.

Mark Your Calendars

This, That And Many Other Things 

If you don’t live in or just near the U Street/14th bullseye (neighbors will understand) and you’re wandering about, take a look up. I guarantee what you’ll see.

Sky cranes. Many, and more on the way! Music to some people’s ears – notably those at the DC BID, eh, Logan Res? – while mostly a short-term inconvenience for others. Or so the pro-hyper-development types would have you believe. But like they say…don’t believe everything.

There are several things happening on the ground. Genuinely on the ground, as in neighbor to neighbor to neighbor; people who’ve been in this area for decades talking with those who are relatively new here. And there is going to be news, and news, coming from all these offline talks. (Darn, it’s hard to track person to person conversations, isn’t it JBG?)

So the point of this post is voices, and making neighbor’s voices heard. What’s coming up:

• Thursday, April 6, ANC 1b meeting. The agenda looks pretty blah, given how many developments seem to be popping up without serious neighborhood input. But there’s always the “comments and concerns” section. We’ll see how interested residents are.
• Tuesday, April 11, JBG meeting. The sharpies at JBG, who have been touting the need of a hotel in this area, will present their latest idea for cash at 13th and U to the neighborhood they have three times lied to. (Yes, we’re counting.) If the suits present an anticipated apartment block, expect whining on their part that this was that they were forced to do, due to “unrealistic” neighborhood demands.  (Unrealistic means building within even a modicum of the local codes, but whateves.) This is a game of deep pockets who think they can roll a tiny community that actually blocked them several years back. Meaning: this is the mother of battles.
• Tuesday, April 17, City Building. Interested in Mayor Gray’s proposal to keep the bars open to 3am? Honestly, whoever you are, this is something that’s easy to have an opinion on. Voice yours at Councilman Jim Graham’s little meeting, 5pm in room 500.  Just bring 15 copies of your testimony.

Oh, but we just begin. For example, is anyone – anyone (Hello Washington Examiner?)  - even trying to cover what Mr. Graham is up to with his secrety task force on ABRA city alcohol regulations? Really? Haven’t heard of it? Yeah, so just ask yourself what that’s all about. Oh, and anyone (read pro-pro-hyper-development flaks) watering at the mouth to reply, how about you actually attach a real media report of what this task force is doing? Let’s make that the rule: on this, blab all you want but attach an established media report.  If you can’t, ask yourself what that means.

But we just begin. There’s much happening in the area. Developers are paid to squire teams of lawyers to bend city policies to their will.  The rest of us have to make do while feeding the child, walking the dog, cleaning up the gutters and the the rest. Yeah, I know. Boo hoo.

But we who live here, increasingly, are unhappy. Trust me. We are talking face to face. We are thinking and proposing and readying for any fights we need to have.

It’s always foolish to threathen, as JBG did in our front room 3 years ago by promising that if we didn’t give them everything them wanted, they would “…build the ugliest building that the law allowed them to.”

Memo to JBG, and others: you’re not paying attention to your neighbors. And that will not serve you well.

Oh…and I guess you can’t spell “JBG” without “Jim Graham.”  (Yes, we know his middle name, look it up.)

Development debates usually track along three lines. First, those in the area most impacted who feel their voices aren’t being heard (or are intentionally being ignored) and are tarred with the dread NIMBY acronym, and/or taunted to just move from their homes and lives to make way for others who haven’t yet been there but wish to transform said area to their vision. Second, those from elsewhere who want more and more, who love what the area is and can’t wait to visit, but when the moment comes that the singular economic model (nightlife entertainment) fails, will bail to their safe suburban climes, waiting to pounce on the next “hot spot”, and on and on.

Oh, and the third? I think you know. Share your thoughts here, neighbors.