Update on 450K Apartments

Last week I shared an update from the ANC6C PZ&E committee meeting for the 443-459 Eye Street development. Another major item on the meeting agenda was a presentation on the 450 K Street NW residential project from Douglas Development and Kettler Apartments.

The representatives for the development group  shared  details of their plans for the ~250 unit apartment building and current incarnations of their design renderings. R2L architects stated the front facade is still very much influx and won’t look like the rendering leaked by WBJ in early January. The group is continuing to evaluate material choices and gather feedback from Historic Preservation. They have suggested that 400 Mass and The Whitman are among their inspirations for the look and feel of the facade. While the exterior is still far from settled I got the sense that the structural aspects, as seen in the plat maps below, was a little more stable.

450 K ground floor plat map; click to enlarge

The ground floor is slated to have 5,000 SF of retail space with 16 foot ceilings. As per the K Street overlay the project would have no curb cuts and the loading and parking garage entrances would be off the wide Prather Ct alley to the rear.

450K second floor plat; click to enlarge

The residential tower component of the project would have a C-shape wrapping around a second floor courtyard. Kettler stated that the amenities at 425 Mass and other recent condo to apartment conversions have raised the bar on DC luxury apartments and therefore this building would be loaded with common area features to enable it to successfully compete on the marketplace for the next 20+ years. They plan a large fitness center, e-lounge, club room, and rooftop deck with pool.

ANC 6C01 Commissioner Keith Silver asked how much of the building would be affordable housing per the Inclusionary Zoning regulation. The lawyer for the group, Chip Glasgow, explained that within the Downtown Development Overlay (DD) landholders are exempt from IZ because they agreed to downzoning of their by-right-commercial land to mixed-use with residential when the overlay was created. Affordable housing in the DD overlay can earn a developer density bonuses or Transferable Development Rights (TDRs) but it is not required.

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  1. 2

    FourthandEye says

    Given the narrow and irregular shape of the retail space I think it’s best suited for a single user as you couldn’t carve much out in a subdivide. It seems geared to a restaurant/bar but I suppose it’s not out of the question it could lease to a mid-sized retailer like South Moon Under.

    This project moving forward should make the historic properties (444K and 460K) that flank it on either side more attractive for retail in the near future.

  2. 3

    M Street says

    I’d love to see a Pulp here. South Moon Under would also be great, as would Lululemon.

  3. 4

    Shipsa01 says

    Can 444K be refit for a restaurant? I love that building and would like nothing more than to see a nice, upscale restaurant in it – like a Corduroy on 9th street.

    And just out of curiosity, what’s lululemon and Pulp?

  4. 6

    M Street says

    Pulp is a great shop for cards, gifts and paper products, near 14th & R. I think they have another shop on Capitol Hill as well. Lululemon sells women’s sports apparel. There’s one across the street from Whole Foods on P St. that seems to be doing very well.