Since January, 2003
            
 (a random before-and-after moment)
May 12, 2006
June 16, 2018
New Jersey at M, Looking West-Northwest (see more)

Last week developer PN Hoffman announced the completion of a $20 million financing deal that will allow its 138-unit condo project at 4th and Tingey in the Yards to break ground in the first quarter of 2016.
The building, seen on the left side of this rendering, will have about 12,000 square feet of ground-floor retail as well as below-grade parking, and is expected to be finished in 2018. It was designed by Handel Architects and WDG, and it's not hard to see brick-and-glass echoes of Arris, its cousin across 4th Street.
The financing was provided by Grosvenor Americas' Structured Development Financing program, for those of you keeping score at home.
According to the sign erected a few weeks back, sales are supposed to start this spring.
And at the same time Hoffman's condo project is being built, Forest City will be building its own rental building immediately to the south, with 190 units in two towers (as seen on the right side of the rendering and in other renderings on the project page).
This is the site where the trapeze school has been camped for the past few years, and it's why they are moving to their new digs at New Jersey and Tingey Any Minute Now.
Hoffman's building (technically known at this point at as Parcel O-1) will be the first condo project in the Yards, and will also be the first condo project to get underway in the neighborhood since Velocity started its construction in 2007--and looks to be on the vanguard of a mini-wave of condo offerings, as both developments at Half and N just north of Nats Park are slated to have condos, along with perhaps a future project at Half and L and one on Square 767 on the old Capper footprint.
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RMP says: (12/16/15 9:25 AM)
Can someone explain to a first time buyer how condos go on sale for a building that hasn't even broken ground? Do they just take deposits? How much would they expect someone to put down on a unit they won't be able to live in for at least 2 years?


JES says: (12/16/15 10:59 AM)
That's an interesting question. Wasn't an issue for us at Velocity (since the whole building didn't presell, we were able to do a traditional FHA on ours 3 years after the building was completed), but I'd be surprised if this didn't completely sell out before they deliver.


JES says: (12/16/15 11:00 AM)
Can any Velocity pre-buyers out there who maybe reading the site provide any insight?


JD says: (12/16/15 11:02 AM)
I know nothing on this topic, but I imagine it's not that different from buying at Capitol Quarter before the houses were built?

I think you sign scads of papers and put down a deposit.


JHUGrad says: (12/16/15 11:50 AM)
I bought in Capitol Quarter, and we had to put down a deposit to secure the right to purchase the home (There wasn't a sales agreement initially). Once EYA controlled the land (It was DCHA land, which complicated things), we had to sign the Sales Agreement. They then took the deposit we initially gave, and applied it as a downpayment toward the purchase of the home.


JD says: (12/16/15 11:53 AM)
I'm interested in how many folks are interested in condos in general, PN Hoffman's project specifically. Are y'all renters waiting for the chance to buy? Already here in the 'Hood and just wanting to relocate, or elsewhere and wanting a condo option in the neighborhood?



CJBabyDaddy says: (12/16/15 2:10 PM)
At PN Hoffman's SW projects (Vio & 525), they posted an online solicitation for potential buyers to express interest and leave email contact info several months in advance of a sales office open house.

Within a week of the open house, they blasted out an email announcement about the date/time and posted info about the building generally and specific types of units -- finishes, floor plans, etc.

At the open house, interested buyers could register for a sales appointment soon thereafter, at which they could select one of the limited pre-sale units to purchase, choose finishes, present a specified partial down payment and complete the down payment when they returned to sign a sales contract at a later date. At 525, the total required down payment was 5% and the number of sales appointments for which one could register at the open house was capped. I forget what the down payment formula was at Vio, but -- like the unit prices -- it was set high enough to quickly separate the wheat from this chaff, the real buyers from this mere dreamer, etc. After that, I think folks can call the sales office to try to make an appointment to pursue interest. There was talk of a second wave of Vio/525 pre-sales at the respective open houses, but I've not since tracked whether they have occurred or are being scheduled.

I've followed both projects closely to gather intelligence because my bride and I are hell-bent to move to the Navy Yard and have been sniffing out and marking Parcel O as "ours" for going on two years. If the Parcel O 2BR/2BA prices are right, we're prepared to sell our houses (Alexandria & Silver Spring) and do a reverse "Green Acres." Wow, did I just date myself.

Anyway, for your own safety, please stand behind us in line when the Parcel O sales office opens. At this point, if you meet anyone more interested in Parcel O than we are, be afraid of them. Be very afraid.


Section314 says: (12/16/15 2:32 PM)
And don't forget, many people had to camp out for days to purchase at the Capitol Quarter.


JD says: (12/16/15 2:35 PM)
(Beginning the countdown clock until a certain someone arrives to announce what number they were in line....)



202_cyclist says: (12/16/15 3:36 PM)
This is off-topic but DDOT has published an interactive map as part of their 'Vision Zero' campaign to eliminate pedestrian and cyclist fatalities. There are already several potential road hazards identified in the the Capitol Riverfront/Navy Yard area but if you are aware of any hazards (i.e. construction taking up the entire sidewalk forcing pedestrians to walk in the road) please add them to this map.

link


BLT says: (12/16/15 6:34 PM)
@JD: I am an owner at Velocity and am considering selling my unit here and purchasing at the PNHoffman project. I am on the list and the sales associate has already contacted me letting me know they hope to have presales up and running by Spring. They don't currently have any information on floor plans or finishes available.


snakegriffin says: (12/16/15 7:20 PM)
We moved to MD from Navy Yard a few years ago for work, but hate it and we're ready to move back, seeing all the development that happened (all we had was Justin's and Harry's when we left). Would rather not throw money away in rent, so we want to buy. Given the demand I'm sensing, it's going to be a rush, but we're also nervous to commit to something pre-construction so we'll see, I guess.


dude says: (12/16/15 7:24 PM)
I'm happy to hear that some people want to live in condos as I worried these buildings wouldn't get full.


conngs0 says: (12/16/15 8:42 PM)
Dude, I don't think you have to worry about that in this neighborhood. If my recollection is correct, the build-out only just reached fifty percent last summer. We can quibble with / debate about certain aspects of the neighborhood (designs of some buildings, what was the point of dealing the inevitable csx tunnel expansion?, what is the 11th street bridge going to do?), but the area is pretty well conceived overall. I expect quite a few peoples to be interested in condos. And all of that added residential potential, is only going to feed the restaurants and retail that are already in place.


JD says: (12/16/15 8:50 PM)
It's the question I've been asked more than any other in the past five years: When are there going to be condos available?


revpar35 says: (12/17/15 8:03 AM)
I went into contract in October of 2005 for my 1BR unit in Capitol Hill Tower when it was still steel and concrete. Moved in September, 2006 when the building was complete. My GF and I are interested in buying a 2BR/2BA at this new PN Hoffman condo building in the Yards.


JHUGrad says: (12/17/15 9:47 AM)
I think if Van Ness Elementary School becomes a viable option for families in the area to send their children, you'll see more and more families that are interested buying condos in the Capitol Riverfront.


JD says: (12/17/15 10:41 AM)
A post on this to come, well, eventually :-), but I just called and confirmed that the Hampton Inn is open. Sounds like they are still running around a bit, getting the check in/reservation system going, but the very nice man who answered the phone said that they are getting lots and lots of calls, especially he said because they are "pet friendly," which most hotels in DC aren't.


JD says: (12/17/15 10:43 AM)
Link for Hampton Inn web site: link


JHUGrad says: (12/17/15 10:51 AM)
The Capitol Riverfront BID should be working with these new developments to use the term "Capitol Riverfront" when describing the area. Hampton Inn's site says "Hampton Inn - Navy Yard".


CHTexpat says: (12/17/15 11:35 AM)
Sounds like the Hampton Inn groks what the majority prefer...


JES says: (12/17/15 12:02 PM)
Yeah, while Velocity took forever to sell out, that was back when we had zero bars/restaurants, and canal and yards parks weren't even done yet. Future condo developments are going to have no problem at all selling their units around here.


202_cyclist says: (12/17/15 12:07 PM)
Regarding the Hampton Inn, this has been discussed before but their choice of brick looks awful. The building looks like it is from 1970s-era Twin Falls, Idaho.


JD says: (12/17/15 12:08 PM)
Velocity was also trying to sell its units right as the economy collapsed, and easy mortgage loans dissolved.


Ampersand says: (12/17/15 1:36 PM)
I've poked around the DC condo market, but I refuse to live NW and the places along the H St corridor were too pricey for me. (And for others, it sounds like, since for a couple of the buildings I looked at the remaining unit prices keep going down.) If I still have my current job in a couple of years, I'd love to buy into this neighborhoot, but that's kind of a big if...

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1300 4TH ST SE 1ST FL   
12/12/18 
null / WAYNE DAUGHERTY 7035247911
E1902414 / SUPPLEMENTAL
1300 4TH ST SE   
12/11/18 
PARCEL O 1-LLC / N/A
B1900015 / CONSTRUCTION
Yards Parcel O1 - Revision to Base Building Permit B1609947 to incorporate minor design changes including converting a residential unit to a fitness center. TPR
1300 4TH ST SE B1   
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null / WAYNE DAUGHERTY 7035247911
E1902413 / SUPPLEMENTAL
1331 4TH ST SE CU   
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FC 1331 LLC / null
P1902045 / SUPPLEMENTAL
1300 4TH ST SE PENTHOUSE   
12/12/18 
null / WAYNE DAUGHERTY 7035247911
E1902412 / SUPPLEMENTAL
1300 4TH ST SE   
12/10/18 
PARCEL O-1 LLC / RICHARD V CAREY 301-424-8899
FB1900032 / SUPPLEMENTAL
(2) NEW INSTALL Gross 1,840,000 BTU / HR Natural Gas HW
1346 4TH ST SE   
12/07/18 
FC 1346 LLC / null
FB1900031 / SUPPLEMENTAL
1000 5TH ST SE   
12/11/18 
UNITED STATES OF AMERICA / null
E1902394 / SUPPLEMENTAL
   
12/11/18 
UNITED STATES OF AMERICA / BRANDON WILSON; BRANDON M WILSON
B1902777 / CONSTRUCTION
Kitchen Area: -Interior only Frame about 7lf around one column as per 2 / A030 -Add 260 SQF bulkhead as per 1 / A030 None Load bearing wall on first floor and second floor.. M,E,P, will be provided on another permit. IT Lounge -Add 194 SQF bulkhead as per 3 / A030
2 I ST SE   
12/10/18 
MCDONALDS CORPORATION / KIM MITCHELL
B1814290 / CONSTRUCTION
The submitted drawings are a revision to those approved under building permit #B1703907, and include the incorporation of a new corridor connection at the roof level between phase 1 and phase 2 buildings, and corresponding revisions. Revised Mechanical / Plumbing / Electrical drawings are included to reflect the change of Engineers of Record. Interior Design Drawings are also included. Various...
   
12/14/18 
CRESCENT CAPITAL VIEW, LLC / ERICKA CLARK
AH1900295 / CONSTRUCTION
Dismantle of tower crane. Minimal noise impact and required for reduction on impact to traffic.
250 M ST SE   
11/28/18 
SQUARE 769 LLC. / CONOR LAW
BCIV1800147 / CONSTRUCTION
New construction of erosion and sediment controls, domestic water service, fire service, sanitary sewer service, storm sewer service, curb & gutter, street trees, misc. landscaping, sidewalk, storm water management.
   
12/05/18 
null
E1902214 / SUPPLEMENTAL
1100 NEW JERSEY AVE SE STE# 420   
11/27/18 
SQUARE 742 LLC / JAMES W LASHER
E1901850 / SUPPLEMENTAL
1100 NEW JERSEY AVE SE   
11/20/18 
SQUARE 742 LLC / null
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11/26/18 
SQUARE 742 LLC / null
P1901600 / SUPPLEMENTAL
   
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SQUARE 742 LLC / null
M1900652 / SUPPLEMENTAL
   
11/29/18 
SQUARE 742 LLC / JOE SAFFER
P1901753 / SUPPLEMENTAL
   
12/04/18 
SQUARE 742 LLC / PAUL WHITLEY
AN1900004 / CONSTRUCTION
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SQUARE 742 LLC / JOHN M. GIUSEPPE
B1900960 / CONSTRUCTION
renovations to 3rd floor office space SUITE 300 NATIONAL ASSOCIATION OF AREA AGENCIES ON AGING as shown on the electronically submitted mech., plumb., elect., fire protection, demolition, and architectural dwgs. Interior work only. No change in use. NO structural work involved. 7000 sf. **LEVEL 2 ALTERATION, DEMOLITION
125 O ST SE 2-6FL   
11/28/18 
DISTRICT OF COLUMBIA / ANDREW KLEIN 2408991526
E1901923 / SUPPLEMENTAL
125 O ST SE   
11/27/18 
DISTRICT OF COLUMBIA / MICHAEL P. LYONS
E1901853 / SUPPLEMENTAL
   
11/27/18 
DISTRICT OF COLUMBIA / WILLIAM H. JONES
E1901854 / SUPPLEMENTAL
   
11/29/18 
DISTRICT OF COLUMBIA / WESLEY R. DAVIS
E1901951 / SUPPLEMENTAL
   
11/29/18 
DISTRICT OF COLUMBIA / null
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79 POTOMAC AVE SE   
11/27/18 
RIVERFRONT HOLDINGS LLC / null
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AFTER HOURS 7PM TO 7AM FINAL CONNECTION OF RELOCATED 8” SANITARY LINE
71 POTOMAC AVE SE   
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RIVERFRONT HOLDINGS I LLC / JUSTIN BELLOW
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RIVERFRONT PROPERTIES LLC / null
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RIVERFRONT HOLDINGS LL, LLC / PARKER HARRELL
SB1900071 / CONSTRUCTION
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79 POTOMAC AVE SE   
12/13/18 
RIVERFRONT HOLDINGS I LLC / null
E1902479 / SUPPLEMENTAL
227 TINGEY ST SE   
11/30/18 
FOREST CITY WASHINGTON / DFM DEVELOPMENT SERVICES, LLC
AH1900285 / CONSTRUCTION
Yards Parcel L-2. Afterhours permit for the purpose of installing precast concrete façade panels. Work to take place 7PM to 7AM, 12 / 5 / 2018 to 1 / 5 / 2019.
300 TINGEY ST SE   
12/04/18 
FC BOILERMAKER LLC / STEPHEN ADAMS 2403042373
E1902120 / SUPPLEMENTAL
   
12/06/18 
FC BOILERMAKER LLC / GARY BRENT; N/A
SG1900027 / CONSTRUCTION
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