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Near Southeast DC Past News Items: square 906
In the Pipeline
25 M
Yards/Parcel I
Chiller Site Condos
Yards/Parcel A
1333 M St.
More Capper Apts.
Yards/DC Water site
New Marine Barracks
Nat'l Community Church
Factory 202/Yards
SC1100
Completed
Thompson Hotel ('20)
West Half ('19)
Novel South Capitol ('19)
Yards/Guild Apts. ('19)
Capper/The Harlow ('19)
New DC Water HQ ('19)
Yards/Bower Condos ('19)
Virginia Ave. Tunnel ('19)
99 M ('18)
Agora ('18)
1221 Van ('18)
District Winery ('17)
Insignia on M ('17)
F1rst/Residence Inn ('17)
One Hill South ('17)
Homewood Suites ('16)
ORE 82 ('16)
The Bixby ('16)
Dock 79 ('16)
Community Center ('16)
The Brig ('16)
Park Chelsea ('16)
Yards/Arris ('16)
Hampton Inn ('15)
Southeast Blvd. ('15)
11th St. Bridges ('15)
Parc Riverside ('14)
Twelve12/Yards ('14)
Lumber Shed ('13)
Boilermaker Shops ('13)
Camden South Cap. ('13)
Canal Park ('12)
Capitol Quarter ('12)
225 Virginia/200 I ('12)
Foundry Lofts ('12)
1015 Half Street ('10)
Yards Park ('10)
Velocity Condos ('09)
Teague Park ('09)
909 New Jersey Ave. ('09)
55 M ('09)
100 M ('08)
Onyx ('08)
70/100 I ('08)
Nationals Park ('08)
Seniors Bldg Demo ('07)
400 M ('07)
Douglass Bridge Fix ('07)
US DOT HQ ('07)
20 M ('07)
Capper Seniors 1 ('06)
Capitol Hill Tower ('06)
Courtyard/Marriott ('06)
Marine Barracks ('04)
 
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28 Blog Posts Since 2003
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Miles Glass Site at 8th and Virginia Bought by National Community Church
The "Miles Glass" site on the southwest corner of 8th and Virginia has been vacant and for sale for a number of years now, but in late August it was purchased for $3.5 million, by the National Community Church, the group behind the rehabbed Ebenezers Coffeehouse near Union Station in Northeast. According to their web site, NCC is "one church with [six] locations," broadcasting their Sunday services at multiple locations in addition to Ebenezers, such as the old Tivoli Theater in Columbia Heights and movie theaters in Georgetown, Ballston, Kingstowne, and Potomac Yard.
The church's head, Mark Batterson, wrote on his blog in late August about the purchase of the 8th and Virginia site, which he called "the last piece of property on Capitol Hill." The church is running out of space for services and staff at Ebenezers, he wrote, and since his vision for NCC is 20 locations and more than 100 staffers, they're looking at "going vertical" and constructing a building with about 50,000 square feet of space.
I don't know anything at this point about timing, design, or anything, but I'm guessing because of its location on 8th Street any proposed building will have to go through the city's zoning processes (as well as probably historic preservation and ANC 6B). And it looks like they may be in the very early stages of design themselves, because today is apparently the "visioning charrette" for the new property.
Note that the purchase covers the Miles Glass building and attached garage as well as the vacant lot just to the west. But the adjacent storefronts on 8th Street, including Al's Deli, are not part of the purchase.
As for managing to secure the property, apparently there must have been some divine intervention, because according to Batterson, NCC lost the contract to other parties three times before finally purchasing the site.
 

Foreclosure Notices for JPI's 23 I Street Lots, and Nine Potomac Ave./9th St. Parcels Owned by ICP
On Sept. 10 a Notice of Foreclosure Sale was filed for the two now-vacant parcels of land on the southwest corner of Half and I streets where the Wendy's used to stand. (Note that this doesn't include the adjoining Exxon land.) The lots, totalling about 47,000 square feet, were bought in July of 2007 by JPI for $28.6 million, with the intent of building 23 I Street, the fourth of JPI's "Capitol Yards" residential buildings (along with 70/100 I and 909 New Jersey). JPI owes $25.1 million on the loan, which came due on Aug. 1 and which is held by Ruben Companies, owners of 1100 South Capitol Street and 1101 across the street. The foreclosure sale is scheduled for Oct. 13.
JPI East pretty much fell apart over the past two years, with its principals taking what was left and forming a new company in June with bigwigs at Akridge; stories at the time mentioned their continued stake in 70/100/909, but said nothing about 23 I.
Another, smaller commercial foreclosure is happening further east, where nine parcels owned by ICP Partners along Potomac Avenue between Eighth and Ninth (including the brown boarded-up apartment building at Ninth and its parking lot) received a notice of foreclosure on Sept. 4, with a debt of $2.3 million on the properties. ICP tried hard earlier this year to drum up interest in these lots plus the gray building at Eighth and Potomac that houses Quiznos (which is not part of this foreclosure), after a previous sale attempt in 2008 went nowhere. ICP paid $9 million for all 10 properties in 2006; this foreclosure sale is scheduled for Oct. 6. (The properties are also on the city's September Tax Sale list.)
Whether the properties will actually go on the block, or if deals will be struck or lawsuits filed in advance of the sale dates, remains to be seen, but foreclosures are about to be a big part of the commercial real estate landscape throughout the US. (Spend a few days reading Calculated Risk if you want some insights into the predicted onslaught.)
As for the neighborhood's other "distressed" properties, Opus East's 100 M and 1015 Half office buildings are part of the company's liquidation proceedings, with rumors flying but no news of new owners yet. And the empty lot in the 1000 block of Seventh Street (across from the Marines), where a developer had been planning an apartment building, was sold in late July for $400,000 after a foreclosure; it had been purchased along with the two townhouses alongside it for $1.25 million in 2004. One townhouse was subsequently sold, the other was foreclosed on as well, though so far no evidence of a sale has turned up.
 

Neighborhood Properties Heading to Tax Auction
(Thanks to reader K. for the tip.) With the real estate market and general economy in their current states, it's not surprising that quite a few properties in the city are heading to tax sales, which is what happens when property taxes have gone unpaid. The 2008 DC Real Property Tax Sale is scheduled to begin on September 17, and there are some notable Near Southeast addresses:
* 801 Virginia Avenue, where "the Admiral" condo building was planned until the investors put the site up for sale last year. Its tax bill is listed at nearly $78,000.
* 1010 Seventh Street (the empty lot across from the Marine Barracks), where a small developer had been planning a 12-unit condo building and where the tax bill is just over $30,000. (UPDATED to correct address, though the three parcels that make up the lot are owned by the 1012 Seventh Street Southeast LLC.)
* 1026 Third Street, the brown multi-unit building on the corner of Third and L that's been boarded up and for sale since at least 2003, though the unpaid tax bill is only $417. (Maybe if we all look under our sofa cushions....)
But, as the notice states: "Purchasers must be aware that additional liabilities, which are not reflected in the total amount" may be due, including liens previously sold to a third party. So don't pull out your checkbook unless you know what you're doing.
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More posts: 801va, 8th Street, square 906
 

This Week's Ballpark and Beyond Column
My Ballpark and Beyond column in today's District Extra covers a number of items I wrote about here on the blog recently: Metro's lack of decision on relocating the buses at the Southeastern Bus Garage, the WalkingTown DC Fall Edition tour of "Capitol Riverfront," the demolition of the GPO building at the Yards, and the proposed 12-unit condo project at 1006 Seventh Street.
 

New 12-Unit Condo Project on 7th Street
On Tuesday night, ANC 6B gave its support for a planned 12-unit five-story condo project to be built on the vacant lot at 1006 7th Street (between K and L, across from the Marine Bachelor Enlisted Quarters). All the units will be two bedroom/two bath, and there will be six parking spaces on the site as well. The ground floor has about 650 sq ft of commercial space, though it's not yet decided whether it will be retail or office space. The architect was kind enough to pass along the very early technical drawings, which I've now posted. There's still a lot of bureaucracy for this project to wade through, including its Historic Preservation Review Board hearing on Sept. 27, as well as the vaunted DC building permit process. But they hope to break ground quickly after all the ducks have been put in a row.
(You can see the change that has already come to the rowhouses next to the lot if you scroll a bit down my 8th Street page.)

More posts: ANC News, square 906
 

Al's Deli Building on 8th Street Sold
The DC Property Sales database has finished its August recess, and now reports that 1003 8th Street, SE, home to Al's Famous Delicatessen, was bought on July 19 for $620,000 by "1003 8th Street LLC." As of a few days ago, Al's was still open, and I haven't heard about any plans for the site. No sign yet, though, as to whether the old Miles Glass building next door is changing hands, which I thought might be the case after Mac's Tire Service closed at the end of June -- as of now, there's no records in the database indicating that building has been sold, but the database is about a month behind. Here's a photo of the buildings--the building that sold is the four-story one in the middle, and the Miles Glass building is the funky two-story one on the right.
UPDATE, 10/17: Two months later, I finally figure out that the Miles Glass building is actually part of the lot that makes up 1003 8th Street, so it was part of this sale.
More posts: 8th Street, square 906
 

Miles Glass Tire Shop Closed
Thanks go to eagle-eyed correspondent Mark for passing along the news this weekend that Mac's Tire Service shop in the old Miles Glass building at 8th and Virginia appears to have closed. I have no details to pass along, as to whether the property's been sold or if the shop just shut down on its own. Anyone with details is of course encouraged to drop me a line. It's quite a cool building, in a good location on 8th Street--it would certainly seem to have possibilities, but they'd better not involve demolishing it or getting rid of that festive sign!
UPDATE: I've been alerted that Mac's has not closed permanently, but has moved to 423 Florida Ave. NE.
More posts: 8th Street, square 906
 

ANC 6B December Meeting Agenda
ANC 6B has posted its December Meeting Agenda, which is scheduled to include reports on two Near Southeast projects from its Planning and Zoning Committee's Dec. 6 meeting: the Capper/Carrollsburg second-stage PUD (which is going before the DC Zoning Commission on Dec. 19), and a new proposed project at 1006-1010 7th Street, SE, which plans to combine 3 [currently empty] lots and construct 4-story building with offices on 1st floor and 3 residential floors above (9 apts.). This would be on the east side of 7th Street, across from the Marine BEQ and next to the five rowhouses that are being renovated (just north of the 7th and L Market). This project is also on the agenda for the Dec. 15 Historic Preservation Review Board Meeting. On a similar front, the proposed mixed-use project at 801 Virginia Ave. is also on the HPRB agenda (again), it appears the original proposal (see the July ANC 6B minutes for details) has been revised. My 8th Street Historic District page has a photo or two of these 7th and 8th Street locations.
More posts: ANC News, Capper, 8th Street, square 906, zoning
 
28 Posts:
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