Since January, 2003
            
 Sliding from Before to After

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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1331 2 ST SE   
04/02/18 
DISTRICT OF COLUMBIA / MARK HARLOW CLIFFORD
SB1800225 / CONSTRUCTION
Application for Well Abandonment Workplan Approval for the abandonment of 8 monitoring wells and 21 inclinometers at the Main Pumping Station site for the DC Water Clean Rivers Project, Division I, installed under Permit Number SB1400419.
1100 2ND PL SE   
04/19/18 
CAPPER CARROLLSBURG VENTURE, LLC / TAMIKA STATON; OTIS
EN1801710 / SHOP DRAWING
Install 1 New G2S 3500LBS @350FPM, Elevator 2; 13 Floors
   
04/19/18 
CAPPER CARROLLSBURG VENTURE, LLC / TAMIKA STATON; OTIS
EN1801712 / SHOP DRAWING
Install 2 New G2S Elevators - 3500LBS@35FPM Elevator 1, 12 Floors
1331 2ND ST SE 20003   
04/05/18 
DC WATER / DAVE LEVINE
AH1800744 / CONSTRUCTION
After Hours work for structure excavation in support of DC Water, Corrman Construction 301-343-5417.
1300 4TH ST SE   
04/17/18 
null / DONNA G GRAHAM
AH1800863 / CONSTRUCTION
WR #3476633-WARD 6-20003-VAETH / BRUNO - PEPCO CREWS WILL BE WORKING THE 1200 - 1300 BLK OF 4TH ST SE - INSTALLING NETWORK TRANSFORMER AND INSTALLING PRIMARY CABLES - STARTING THURSDAY 4 / 19 / 18 UNTIL 5 / 19 / 18 - MONDAY THRU FRIDAYS AT 10PM UNTIL 10AM AND ON SATURDAY AND SUNDAYS FROM 6AM TIL 8PM.
1346 4TH ST SE   
04/10/18 
ALAN OWINGS / ROBERT HENRY
AH1800796 / CONSTRUCTION
After Hours Permit for 04 / 16 / 18 from 9AM to 7PM to perform facade, interior unit framing and drywall work, and interior Mechanical, Electrical, Plumbing and Sprinkler Rough-In.
1346 4TH ST ST SE 20003   
03/28/18 
FOREST CITY / TYLER D BARRON
AH1800712 / CONSTRUCTION
After hours for 4 / 13 / 18 to 5 / 12 / 18. Work that is to be done is quiet work of window deliveries at 5:30AM to 7:00AM by use of tower crane
82 I ST SE   
04/02/18 
GDVC EYE STREET LLC / null
FB1800055 / SUPPLEMENTAL
150 I ST SE   
03/28/18 
null
E1805313 / SUPPLEMENTAL
   
03/29/18 
null / JOHN THOMSON 3018645080
E1805337 / SUPPLEMENTAL
300 M ST SE 400   
04/09/18 
FEDERAL CENTER LP / null
M1801970 / SUPPLEMENTAL
300 M ST SE STE# 400 20024   
04/05/18 
CHARLES SMITH / EUGENE AHNS 3012811497
E1805597 / SUPPLEMENTAL
300 M ST SE STE# 400   
04/12/18 
FEDERAL CENTER LP / null
P1805161 / SUPPLEMENTAL
140 M ST SE   
03/26/18 
SQUARE 742 LLC / null
P1804630 / SUPPLEMENTAL
300 M ST SE   
03/26/18 
FEDERAL CENTER LP / JERRY BETHEA
M1801846 / SUPPLEMENTAL
401 M ST SE   
04/03/18 
TETRA TECH C/O DOEE / JESSICA REICHARD
AH1800767 / CONSTRUCTION
After hours permit for manhole access to complete inspections for DOEE Anacosta River Sediment clean up project, work hours between 7pm and 7am Monday thru Friday. Rolling work zones for all manhole access under permit # PA10374319-R1
800 NEW JERSEY AVE SE   
04/05/18 
SQUARE 737 LLC / null
P1804974 / SUPPLEMENTAL
   
04/09/18 
SQUARE 737 LLC / null
E1805700 / SUPPLEMENTAL
861 NEW JERSEY AVE SE   
04/02/18 
CONSOLIDATED RAIL CORPORATION / NA CSX TRANSPORTATION, INC.
AH1800715 / CONSTRUCTION
Work in public ROW within the Virginia Avenue Tunnel Reconstruction Project LOD for utility, demolition, and concrete structure construction activities.
   
04/11/18 
CONSOLIDATED RAIL CORPORATION / DEVIN MURDOCK
SB1800265 / CONSTRUCTION
Drill 8 borings to 40ft. Convert 4 borings into 1" temporary wells, collect groundwater from each well and abandon borings.
1100 NEW JERSEY AVE SE   
04/18/18 
null
E1805988 / SUPPLEMENTAL
1115 NEW JERSEY AVE SE   
04/17/18 
GALLERY CAPITOL RIVERFRONT PROPERTY LLC / GARY BRENT; BRENT
SG1800260 / CONSTRUCTION
Install 1 illuminated wall sign, 1 illuminated window sign and 1 window vinyl decal sign - Peets Coffee
1100 NEW JERSEY AVE SE 5TH FL   
04/19/18 
SQUARE 742 LLC / DOMINIC E TOTARO 301-725-1998
M1802089 / SUPPLEMENTAL
1100 NEW JERSEY AVE SE   
04/13/18 
SQUARE 742 LLC / CLIFFORD DIXON
B1804348 / CONSTRUCTION
INTERIOR RENOVATIONS TO OFFICE SPACE ON THE 5TH FLOOR. **DEMOLITION, LEVEL 2 ALTERATION
   
04/19/18 
SQUARE 742 LLC / PEDRO C. CASTILLO 3019219056
E1806025 / SUPPLEMENTAL
   
04/19/18 
SQUARE 742 LLC / null
E1806015 / SUPPLEMENTAL
1115 NEW JERSEY AVE SE   
04/06/18 
GALLERY CAPITOL RIVERFRONT PROPERTY LLC / ACCUPERMIT LLC AS AGENT
B1803009 / CONSTRUCTION
Interior alterations for new tenant in existing commercial space to include partitions, mill work, electrical and plumbing fixtures, flooring and wall coverings, dining area furniture and kitchen equipment for a A-2 restaurant with 49 proposed occupancy.
125 O ST SE   
03/29/18 
DISTRICT OF COLUMBIA / JAMES M. HALLER
P1804624 / SUPPLEMENTAL
   
04/09/18 
DISTRICT OF COLUMBIA / TAMIKA STATON; OTIS
EN1801762 / SHOP DRAWING
I New G2S Elevator - 3500LBS @ 200FPM (7 Floors)
   
04/09/18 
DISTRICT OF COLUMBIA / TAMIKA STATON; OTIS
EN1801763 / SHOP DRAWING
Install 1 New G2S Elevator - 3500LBS @ 200FPM (6 Floors)
   
04/09/18 
DISTRICT OF COLUMBIA / TAMIKA STATON; OTIS
EN1801761 / SHOP DRAWING
Install 1 New G2S Elevators 4000LBS @ 200FPM (7 Floors)
71 POTOMAC AVE SE 20002   
04/19/18 
null / STEVE GRIFFIN
BP1802939 / POST CARD
71 POTOMAC AVE SE   
03/26/18 
FORIDA ROCK PROPERTIES INC / null
BCIV1800074 / CONSTRUCTION
This permit is for rough grading and erosion and sediment control civil work associated with the temporary parking lot, relocation of the dog park and construction staging area on the undeveloped portion of the lot.
   
04/17/18 
RIVERFRONT HOLDINGS I LLC / JUSTIN BELLOW
FD1800020 / CONSTRUCTION
Foundation only for new residential building
227 TINGEY ST SE   
03/28/18 
UNITED STATES OF AMERICA / ERICKA CLARK
AH1800760 / CONSTRUCTION
significant concrete pours and tower crane erection 5AM - 7AM and 7PM - 10:00PM
   
04/12/18 
UNITED STATES OF AMERICA / STEPHEN J. EXELBERT
P1805022 / SUPPLEMENTAL
300 TINGEY ST SE   
04/12/18 
MERCURY LLC / WILL TEASS
B1803433 / CONSTRUCTION
INTERIOR FIT-OUT / EXTENSION OF EXISTING TENANT SUITE (APPROVED UNDER B1605215) INCLUDING NEW MECHANICAL AND ELECTRICAL WORK. **LEVEL 2 ALTERATION
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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