Since January, 2003

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April 23, 2004
May 2, 2013
2nd (East) at I, Looking East-Southeast (see more)

I think I've mentioned before my understanding that construction photos consisting mostly of rebar and concrete pillars are not for everyone. But I can't shirk my duty to capture the progress at the Twelve12 project at the Yards, the building at 4th and M that will be home to Harris Teeter and Vida Fitness (and 220ish rental units) when it is completed in 2014. The vertical construction on the north/Teeter end of the site is now peeking above the historic brick wall along M:
But it's better to look north from Tingey to really get a feel for where construction is currently at:
More photos, and information and renderings of the project, are on my Twelve12 page.
In the meantime, I'm thinking that if you had told me when I stood at 4th and M in October 2003 to take this photo that in 10 years there would be a Harris Teeter rising behind the turret, I might have snickered at you:
(And, speaking of the Yards, I should also mention that when I took these photos last week I saw workers in both the Nando's Peri-Peri and Willie's spaces at the Boilermaker Shops. And I also snuck a peek through the Bluejacket window and got a glimpse of these.)
Comments (20)
 
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JES says: (5/7/13 12:01 PM)
Man, is Bluejacket going to make their June opening window? It sure looks like there's a TON left to do in there to finish buildout, not to mention they have to train and hire staff.


MJM says: (5/7/13 1:20 PM)
Bluejacket had a tweet week or so ago that said June/July - my money is still on for the first week in August. But July would be nice.


ZoolanderANDtheBoYz says: (5/7/13 2:43 PM)
That is a good progress for Twelve12. Now that there is a low condo inventory, Forest city need to start construction on Factory 202.


PJY03 says: (5/7/13 9:29 PM)
There is a low condo inventory, but also a low inventory of quality rentals. My understanding is that condos are less desirable as development projects because it takes longer for the developer to begin to see returns. CHT took 6 years to sell out, Velocity is in year 4.


ZoolanderANDtheBoYz says: (5/8/13 6:20 AM)
CHT is a coop and the whole model of Coop doesn't really work in DC. The only coop buildings in DC are in SW DC and over Wisconsin avenue. Coop only work in NY City. When it comes to Velocity, it is just a bad timing.

If you notice all the condominiums that were built in DC the last three years were under 100 units. Developers in DC have been very successful in selling all those 50 or 40 units of condominiums before they completed the construction or within a few months after they complete the construction.

Now that the recession is over, unemployment rate is the dropping rapidly and the DOW hit over 15,000 for the first time in history - things are looking up. There is a good chance developers can build 200 units of condominium and it doesn't really have to take 4 years to sell out. Tool brothers feel confident to start a 250 units condominium this coming July.


Mark says: (5/8/13 1:01 PM)
I'd also like to see more condos built in the neighborhood, rather than every new project being apartments. But the Toll Brothers projects to the west and north of the Velocity are both planned as rentals. See, for example:
link


ZoolanderANDtheBoYz says: (5/8/13 1:16 PM)
You are right @Mark. Toll Brothers City Living website does say both lots to the North and to the west will be rentals link



GoNatsHood says: (5/8/13 1:48 PM)
Zoolander- how can you back up your statement that the "coop" model does not work in DC but works in NY City? What facts do you have to substantiate this?


ZoolanderANDtheBoYz says: (5/8/13 2:08 PM)
@GoNats, "Co-ops make up a much bigger percentage of the NY city’s housing stock, and they tend to be less expensive than condos" link

However, in DC it is the other way round. Besides, Co-Ops have too many rules. This article will help to explain my facts about the difference between Co-op and Condo and why Co-op model doesn't work in DC. link


ZoolanderANDtheBoYz says: (5/8/13 2:13 PM)
But, at the bottom line, it is a personal choice. If you feel like you want to own CO-OP - go for it. Also, CHT started selling before the recession back in 2006 and I am not sure if they sold out or not. Velocity on the other hand started selling in 2009 and they only have 15 units left.


GoNatsHood says: (5/8/13 2:55 PM)
CHT sold out in early 2012. They must be doing something right to sell all their units in the heat of the worst recession. And there isn't any difference in the amount of rules between a condo and a coop. Each building whether it is a condo or coop can choose to adopt certain rules. In CHT's case, they do not have many rules.

Bottom line: it is a personal choice. But to say one is better than another is not all together accurate.


ZoolanderANDtheBoYz says: (5/8/13 3:03 PM)
@GONats, I have never said one is better than another. I said the whole model of Co-OP doesn't appeal to developers and buyers in DC. It is a fact that developers hardly build a co-op. CHT probably doesn't have that many rules but other Co-ops do.


JES says: (5/8/13 3:37 PM)
I think it's also worth noting that getting financing for a co-op is a lot harder. There are ton of lenders who won't finance a co-op at all, and for the ones that do, the down payment requirements are much higher. For example, I don't think you can do an FHA loan on a co-op which effective prices out anyone who doesn't have 20%.


MJM says: (5/8/13 3:44 PM)
Hey, isn't that HT construction progress awesome!


JD says: (5/8/13 3:47 PM)
@MJM, How dare you attempt to stay on topic!



Packinblackandred says: (5/8/13 4:26 PM)
@JES, we were one of the last buyers in CHT and did have a difficult time getting the lender to understand what a coop was. We didn't put 20% down and also didn't have to use FHA or pay PMI, somehow. It definitely lowers the number of lenders that are willing to deal with you.


JES says: (5/9/13 8:45 AM)
@Pack, under 20%, and no PMI? Man, I need to talk to your bank...


PJY03 says: (5/9/13 10:07 AM)
CHT has preferred lenders that will finance at 10% down. Further, it is a co/op in name only -- It functions exactly like a condo in terms of its rules, with the primary difference being that the board also manages an underlying mortgage, and you can't pay off your portion of the underlying mortgage early. But most people only live in condos for less than 10 years, so there is no real difference in equity. Anyway, Zoolander is just wrong here -- there is no comparison between the older co/ops in NW/SW and CHT. They are worlds apart in how they function.


ZoolanderANDtheBoYz says: (5/9/13 2:25 PM)
Got you! @PJY03..
Thanks for clarifying it.


JD says: (5/9/13 10:59 PM)
By the way, I've been dinged privately for using "pillars" instead of the preferred-by-the-folks-in-the-biz "columns." So noted.

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200 B/O VIRGINIA AVE SE   MOTOR VEHICLE THEFT /  07/10/14
900 B/O HALF ST SE   THEFT F/AUTO /  07/10/14
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1011 1ST ST SE    Pepco Holdings Inc 
Issued
excavation; new  
 06/26/14
to
08/26/14
1331 2ND ST SE    Carlton Ray 
Assigned
paving; streetfixture; excavation  
 02/10/14
to
02/09/15
804 3RD ST SE    Maximiliano Villagra 
Issued
streetfixture; new  
 08/05/14
to
08/06/14
904 3RD ST SE    Janel Fitzhugh 
Issued
streetfixture; new  
 07/01/14
to
08/14/14
908 3RD ST SE    Rachel Frankel 
Issued
streetfixture; new  
 07/24/14
to
09/21/14
1026 3RD ST SE    Wash Gas & Light Co. 
Issued
excavation; new  
 06/26/14
to
09/04/14
1331 4TH ST SE    Forest City Forest City 
Issued
excavation; new  
 01/10/14
to
02/10/15
913 5TH ST SE    Wash Gas & Light Co. 
Issued
excavation; new  
 06/26/14
to
08/28/14
1100 - 1199 BLOCK 1ST ST SE    tom cash 
Issued
excavation; new  
 06/27/14
to
08/25/14
410 M ST SE    Pepco Holdings Inc 
Issued
excavation; new  
 07/11/14
to
09/08/14
800 NEW JERSEY AVE SE    Pepco Holdings Inc 
Issued
excavation; new  
 06/20/14
to
08/22/14
880 NEW JERSEY AVE SE    WASHINGTON GAS 
Issued
excavation; new  
 06/17/14
to
08/17/14
    WASHINGTON GAS 
Issued
excavation; new  
 07/28/14
to
09/26/14
1105 NEW JERSEY AVE SE    Wash Gas & Light Co. 
Issued
excavation; new  
 06/13/14
to
08/11/14
301 TINGEY ST SE    Potbelly Sandwich Works LLC 
Issued
new  
 03/21/12
to
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1025 1ST ST SE   
07/26/14 
NA NA NA
EHOP1490737 / HOME OCCUPATION
1100 1ST ST SE   
07/15/14 
NA NA NA
EHOP1490710 / HOME OCCUPATION
1212 4TH ST SE   
07/11/14 
FC 1212 LLC /
P1406926 / SUPPLEMENTAL
   
07/14/14 
MIKE LENARD / BHAR; W. SAKIE BHAR
SG1400363 / CONSTRUCTION
INSTALL ONE SET OF BUILDING SIGN ON TO EXISTING BUILDING
1331 4TH ST SE   
07/09/14 
UNITED STATES OF AMERICA / RONALD C. CAYTON
E1406628 / SUPPLEMENTAL
1103 9TH ST SE   
07/25/14 
ICP PARTNERS POTOMAC 810 LLC / TALBERT DOWLING
E1407537 / SUPPLEMENTAL
1220 12TH ST SE   
07/16/14 
FAIRBANKS MORSE ENGINE / EVAN O'BRIEN/ D MCKEEVER SERVICES
B1409041 / CONSTRUCTION
INTERIOR ALTERATION TO EXISTING 2578 SF OFFICE SPACE. AFFECTED AREA LESS THAN 1000 SF TO CREATE DEMISING WALL AND MINOR ALTERATIONS TO PARTITION PLAN IN CONFERENCE AREA. MECHANICAL AND ELECTRICAL WORK INCLUDED.
326 L ST SE   
07/17/14 
NA NA NA
EHOP1490715 / HOME OCCUPATION
55 M ST SE   
07/16/14 
HINES GLOBAL REIT 55 M STREET LLC / TYRAN D. BRANNUM
E1407255 / SUPPLEMENTAL
20 M ST SE   
07/17/14 
SOUTHEAST REALTY LLC / JOHN GIUSEPPE-RAMCO
TL1400132 / CONSTRUCTION
FIRST TIME TENANT BUILDOUT FOR FAST FOOD ESTABLISHMENT - SUBWAY SANDWICH SHOP SEATING 41 AS SHOWN ON THE ATTACHED ARCH. MECH. PLUMB. ELECT AND FIRE PROTECTION DWGS. INTERIOR WORK ONLY.
55 M ST SE   
07/15/14 
HINES
B1409693 / CONSTRUCTION
INSTALL 6 AUTOMATIC DOOR OPERATORS LOCATED AT THE ELEVATOR LOBBIES BETWEEN THE 4TH-7TH FLOORS
901 M ST SE   
07/15/14 
CARLTON RAY
AH1400584 / CONSTRUCTION
TO PERFORM TEMPORARY LANE CLOSURES
1201 M ST SE   
07/15/14 
CARLTON RAY
AH1400585 / CONSTRUCTION
TO PERFORM TEMPORARY LANE CLOSURES
800 NEW JERSEY AVE SE   
07/14/14 
NEW JERSEY AT H LLC / COLIN CLARK
B1409654 / CONSTRUCTION
REVISION TO PERMIT #SH1400039 FOR A OWNERSHIP CHANGE
   
07/28/14 
WC SMITH CO. / COLIN CLARK
FD1400040 / CONSTRUCTION
FOOTINGS AND FOUNDATIONS TO GRADE FOR A FUTURE APARTMENT BUILDING
1000 NEW JERSEY AVE SE   
07/11/14 
CAPITOL HILL TOWER HOUSING COOPERATIVE INCF / RICHARD G. FINFROCK
P1406902 / SUPPLEMENTAL
   
07/11/14 
CAPITOL HILL TOWER HOUSING COOPERATIVE INCF / BRANDON K VIERNES
M1402531 / SUPPLEMENTAL
   
07/22/14 
CAPITOL HILL TOWER HOUSING COOPERATIVE INCF / DONALD R. MCGLYNN
E1407426 / SUPPLEMENTAL
1236 SOUTH CAPITOL ST SE   
07/11/14 
1244 SOUTH CAPITOL RESIDENTIAL LLC / GEOCAPITOL ENGINEERING LLC
SB1400340 / CONSTRUCTION
WE PROPOSE DRILLING THREE SIX-INCH DIAMETER GEOTECHNICAL TEST BORINGS USING THE HOLLOW STEM AUGER METHOD TO EVALUATE THE SUBSURFACE CONDITIONS. THE PROPOSED TEST BORING DEPTHS WILL BE 80 FEET BELOW THE EXISTING GROUND SURFACE. DRILLING EQUIPMENT WILL BE DECONTAMINATED BETWEEN EACH HOLE TO AVOID CROSS CONTAMINATION THROUGHOUT THE SITE. UPON COMPLETION THE GEOTECHNICAL TEST BORINGS WILL BE BACKFILLE...
1244 SOUTH CAPITOL ST SE   
07/11/14 
1244 SOUTH CAPITOL RESIDENTIAL LLC / GEOCAPITOL ENGINEERING LLC
SB1400341 / CONSTRUCTION
WE PROPOSE DRILLING TWO SIX-INCH DIAMETER GEOTECHNICAL TEST BORINGS USING THE HOLLOW STEM AUGER METHOD TO EVALUATE THE SUBSURFACE CONDITIONS. THE PROPOSED TEST BORING DEPTHS WILL BE 80 FEET BELOW THE EXISTING GROUND SURFACE. DRILLING EQUIPMENT WILL BE DECONTAMINATED BETWEEN EACH HOLE TO AVOID CROSS CONTAMINATION THROUGHOUT THE SITE. UPON COMPLETION THE GEOTECHNICAL TEST BORINGS WILL BE BACKFILLED ...
300 TINGEY ST SE   
07/23/14 
CM-YARDS LLC / DWIGHT SMITH
B1408815 / CONSTRUCTION
INSTALL OUTSIDE SEATING SUMMER GARDEN.
201 TINGEY ST SE   
07/11/14 
JBG COMPANIES / GEORGE DELGADO
B1409541 / CONSTRUCTION
ONE DAY SPECIAL EVENT FOR BMW SHOW--150 OCCUPANTS EXTERNAL GENERATOR RESTROOMS AND LIGHTING BAY DOORS TO REMAIN OPEN DURING FUNCTION
   
07/22/14 
JBG/SEFC 170 LLC / MICHAEL B. BELL
E1407422 / SUPPLEMENTAL
300 TINGEY ST SE   
07/10/14 
FORREST CITY AT THE YARDS / CRIS FLACK
TL1400123 / CONSTRUCTION
REVISION TO B1402734 FOR REVISIONS TO MECHANICAL AND ELECTRICAL SYSTEMS.
AH = After Hours; B = Alteration & Repair; D = Demolition; E = Electrical; FB = Boiler; M = Mechanical; P = Plumbing and Gas; PC = Post Card; R = Raze; SG = Sign; TL = Tenant Layout; TN = Tent; RW = Retaining Wall;

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