Introduction to Principles, Practice & Process of Real Estate Development
Part 1B – Site Report: H-Street / 12th Street
RDEV 350, Marcus
Alice Guo
4/13/2022
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I. Site Overview:
Executive Summary:
The project site is located at 1121 and 1207 H ST NE Washington DC
200021. It spans approximately 1.0826 acres while also being a part of The H
Street corridor’s Atlas District. The Atlas District is especially known for its’
arts and entertainment. Currently, my site contains an Auto Zone, Family
Dollar store and Choong Man Chicken & Seafood Chicken Wings restaurant.
History and Existing Conditions:
The H Street NE corridor, built in 1849 2, served as a commercial and
transportation hub that highlighted art and entertainment in the early and mid-
1900s. The corridor was also renowned for its vibrant restaurants and venues
such as the Apollo Theater and the Atlas Performing Arts Center.
But, after the devastating assassination of Dr. Martin Luther King Jr in
19683, the corridor, like many other areas of DC, suffered from terrible riots
which caused many families and businesses to leave the city for better safety,
opportunities, and schools. Thus, with the closing of multitude of businesses
and disinvestment of the area, it caused the once vibrant H-street to surge in
building vacancies, drugs, and crime.
But later, in 2007, the DC Office of Planning initiated a community-based
planning effort aimed at revitalizing the H Street corridor back to its formal
glory. In this development plan, they sought to bring back H-street to what it
was once before through seeking investments from the community, and
private public sector. With this plan, once again, H-Street started to be known
for its art, nightlife, restaurants, and entertainment while also seeing an influx
of new residents and economic growth.
Despite this, there are some problems that need to be addressed. More
specifically, the gentrification of H-street corridor. With the new development
of luxury apartment complexes and bigger retail and supermarket chains
coming in, it is creating an economic imbalance causing current residence to
be displaced, due to the increase in property tax and or rent, and smaller
businesses to go out of business since they can’t keep up with corporations
such as Whole Foods.
Also, to put it into context, in 2007, just before the revitalization of H-street,
the US Census reported that 79% of the population were African American,
1 Dc zoning https://handbook.dcoz.dc.gov/zones/neighborhood-mixed-use/nc-17/.
https://handbook.dcoz.dc.gov/zones/neighborhood-mixed-use/nc-15/
2 https://www.scribd.com/document/269052771/H-street-Revitalization-Part1
3 https://www.scribd.com/document/269054125/H-street-Revitalization-Part2
2
17% were white, and 4% were other4. Now, compared to the 2020 US
Census5, it reported that 54% of the population was white, 31% black, 15%
other. Thus, in the span of 20 years, there has been a 48% decrease in the
black population along H-Street. Also, the reported medium household
income was about 40 thousand. Now, in 2020, the median household income
was about 98 thousand.
There is also the question of preserving the characteristics of the existing
neighborhood. For example, the neoclassical architecture style, Victorian row
houses and brick masonry buildings.
Points of Interest:6
1. United States Capital
2. Library of Congress
3. Gallaudet University
a. This is a private federally charted research university for the
education of the deaf and hard of hearing.
4. Farmers Market 7 min walk, 0.3 miles.
5. Lincoln Park: 17 min walk 0.8 miles
6. Atlas Performing Art Center: 2 min walk away.
Transportation:
The site has excellent public transportation ratings with a transit score of 82, a
walk score of 95, and a bike score of 96. 7 This is a benefit for the site since
this widen
1. DC Streetcar8
a. The streetcar line runs along both sides of H-street beginning at
the east side of union station and running west through Benning
Road. It runs every 10-15 minutes and most importantly, it is
free to ride and accessible to all.
2. Metro Station: Union Station9
a. Union Station is an important transportation node that connects
Amtrak headquarters, DC metro station (red line), DC streetcar,
4 https://planning.dc.gov/sites/default/files/dc/sites/op/publication/attachments/h_street_final.pdf
5 https://www.point2homes.com/US/Neighborhood/DC/Washington/H-Street-Washington-
Demographics.html#:~:text=What%20is%20the%20population%20of%20H%20Street%20Washington
%3F&text=There%20are%2068%2C201%20residents%20in,born%20citizens%20account%20for%206.86%25.
6 Points of Interest and distance were calculated through google maps 2023.
7 https://www.redfin.com/city/12839/DC/Washington-DC/most-transit-friendly-neighborhoods
8 https://dcstreetcar.com/
9 https://www.unionstationdc.com/directory-map/#/
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Northeast Corridor, and the MARC train. The place also has
various retail and commercial shops.
3. Bike and Electric Scooter Rentals
a. They are very accessible along H-street with variety.
Map 1- Site and Area Map:
Source: google maps 2023, street view, CAD mapper
Union Station
Ben’s Chili Bowl
Farmer’s Market
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Atlas Performing Arts Center
Joy of Motion Center of Dance
Description:
Site map with the perimeter and identified existing conditions and nodes.
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Map 2- 30 min public transit, bike, and walking radius from site:
Source: Travel Time Map Demo
Description:
30 min. biking (orange), public transit (purple), and walking (blue) radius map. This is
useful due to the Marchetti constant principle that the average person is willing to
commute.
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II. Zoning Analysis10:
The zoning classification for this site is a combination of NC-17 and NC-15
(IZ+). The purpose of both zoning classifications is to enable the
development of mixed-use properties at a moderate to medium density, with a
focus on retail usage. This site is situated in the art and entertainment
subdistrict of the H-street Northeast Neighborhood Mixed-Use zoning, which
means that the NC-17 and 15 zoning requirements stipulate a need for the
site to incorporate art and entertainment development.
Potential Uses:
1. Education use (both public and private)
2. Parks and recreation
3. Residential
4. Retail
5. Art, Design, and creation
Conditional Uses:
1. Emergency shelter use: for no more than 4 persons. (Does not include
resident supervisors or staff and their families.
2. Eating and drinking establishment use: except for food shop with more
than 24 patrons and no drive through.
3. A self-service or full-service laundry or dry-cleaning establishment that
exceeds two thousand five hundred square feet (2,500 sq. ft.) of gross
floor area.
Building Construction Requirements:
The Inclusionary Zone, IZ+, is a regulation that mandates the inclusion of
affordable housing when the permitted density of a property is increased (or
upzoned) through a Zoning Commission map amendment. For a non-
residential project, the building structure can take up all of the lot after
accounting for the 12 feet required setback that is adjacent to the alleyway.
The building cannot be taller than 65 feet. Require For a residential project,
the structure can take up 80 percent of the site, which includes the 15 feet
setback. The building also must range between 65 feet and 70 feet.
10 DC Zoning Handbook https://handbook.dcoz.dc.gov/zones/neighborhood-mixed-use/nc-17/.
https://handbook.dcoz.dc.gov/zones/neighborhood-mixed-use/nc-15
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III. Strengths, Weaknesses, Opportunities, and Threats (SWOT)
Analysis:
LAND USE, ARCHITECTURE AND STREETSCAPE:
1121 & 1207 H ST NE WASHINGTON DC 20002
Strengths Weaknesses
- The site has direct access to the - Due to the 1968 riots that happen
newly constructed DC Streetcar after Martin Luther King’s
that runs along H street which is assassination there is an increase
also free of cost for all. in crime rates that deteriorate
people to the site.
- The site is near Union Station, a - There is still a large number of
nod that connects Amtrak vacancies that have poor physical
headquarters, DC metro station conditions which deteriorate
(red line), DC streetcar, investors and businesses to
Northeast Corridor, and the develop this area.
MARC train.
- Due to pedestrian accessibility,
- The site’s streetscape and construction of the Hopscotch
possesses a strong history and bridge, it deters people from
culture through its entertainment accessing the site.
centers and famous shops such
as Ben's Chili Bowl. This
creates a strong loyal customer
base and sphere of influence.
Opportunities Threats
- Due to the influx of residential - Around the site, there is a lack of
growth nearby and high earning diverse housing construction that
demographic, they can help can potentially cause gentrification.
increase economic growth.
- With the several construction
projects along H street, there is
- The site has excellent public potential loss of the vibrant art and
transportation with a transit historical sites that celebrate the
score of 82, a walk score of 95,
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and a bike score of 96. This will culture of H-street.
help shops to reach a larger
consumer market.
- New real estate projects can
compromise the site’s historic
- Due to vacancies, there is an culture, and close-nit
opportunity for new businesses. neighborhood quality
IV. Potential New Uses and Vision:
My vision for this project is to contribute to the reviving and growing H-
street community in a manner that is mindful of both the environment and the
neighborhood's history. Additionally, I envision creating a development that is
accessible and enjoyable for everyone. To achieve these goals, my proposal
is divided into three parts.
First, I suggest the construction of a mixed-use apartment complex with
approximately 40 units, comprising 75% affordable and 25% market rate
housing. This will be a ground up construction project that combines retail
spaces on the ground floor, catering to small businesses, art, and
entertainment ventures.
Second, I propose building a commercial building that will serve as a hub
for storytelling and showcasing the culture and history of H-street through the
display of local art and musical performances. Additionally, this building will
be able to host a diverse range of events, further contributing to the
community's cultural offerings.
The apartment complex and commercial building will not have any parking
lots. Instead, there will be bike or scooter storage and rentals provided. This
decision is in line with my aim of promoting a sustainable and pedestrian-
friendly way of life. Additionally, both buildings will be designed with
sustainability in mind, incorporating features such as utilizing vegetation,
natural ventilation, sun shading techniques, and locally sourced materials to
achieve maximum sustainability.
Finally, I suggest the creation of a community plaza or green space, which
can feature exhibits that showcase the history and art of the community, as
well as provide a venue for street performers and artists to showcase their
talents. The plaza would also be an ideal location for children to play and for
public events such as yard sales, farmer's markets, block parties, and after-
school activities. The addition of this space would not only address the
shortage of green areas in the neighborhood, but it would also attract more
people and increase the overall value of the area.
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Description: The blue box is the projected mixed use residential, the yellow box is the location
of the commercial space, and the green box is the projected new green space park.
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