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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