Details and Renderings of the Four Proposals for 8th and O Street

by Lark Turner

On Monday night, four shortlisted development teams selected by the Deputy Mayor’s Office for Planning and Economic Development hosted a community forum where each presented the finer points of their proposal for a District-owned vacant lot at 1336 8th Street NW (map) near the Convention Center in Shaw. Next, the District will decide between the plans after taking into account community input, as well as which team can build the best development the fastest. The city will likely select a developer by September.

Here’s a rundown of each:

Details and Renderings of the Four Proposals for 8th and O Street: Figure 1

A&R Development and the Urban Group

  • Number of Units: 85 condos
  • Retail: 4,000 square feet of retail
  • Project from A&R Development: Rhode Island Row
  • Architect: BKV Group
  • Other key points: Developers say a community room would serve as an “urban front porch” for the neighborhood.

Details and Renderings of the Four Proposals for 8th and O Street: Figure 2

Four Points LLC and the Warrenton Group

  • Number of Units: 172 units
  • Retail: 11,400 square feet of ground-floor retail
  • Project from the Warrenton Group: The Avenue in Petworth
  • Project from Four Points: 7th Flats
  • Architect: Esocoff & Associates
  • Other key points: This much larger plan is based on the development of an adjacent parcel at 810 O Street NW (map) that the Warrenton Group is contracted to purchase, and is notably the only one that would likely end up with rentals; the plan would also include a community center.

Details and Renderings of the Four Proposals for 8th and O Street: Figure 3

Madison Investments and Audubon Enterprises

  • Number of Units: 71 larger condos
  • Retail: 8,400 square feet of retail
  • Project from Madison Investments: Apartments at 14th and Wallach
  • Architect: PGN
  • Other key points: This option would include a large cafe and bakery in partnership with the owner of Tryst in Adams Morgan; the development team has ANC support and is also partnering with Fundrise.

Details and Renderings of the Four Proposals for 8th and O Street: Figure 4

Roadside Development and Dantes Partners

  • Number of Units: 72 condos
  • Expected delivery: Mid-2017
  • Project from Roadside: City Market at O
  • Retail: 6,900 square feet of retail
  • Architect: Shalom Baranes Associates
  • Other key points: Roadside developed the nearby City Market at O project, and residents would have the option of opting into that project’s amenities; the 8th Street side of the proposed project would have two-story townhouses with roof decks.

This article originally published at https://dc.urbanturf.com/articles/blog/details_and_renderings_of_the_four_proposals_for_8th_and_o_street_in_shaw/8683


  1. skidrowedc@gmail.com said at 7:48 pm on Tuesday July 1, 2014:
    Since the renderings are taken from a variety of viewpoints, it's hard to compare. At first blush, my eye is very attracted to the curves of Four Points and Warrenton Group, but they seem to be a birds-eye phenomenon not especially visible from the street. Also, it would be nice to have the architects named, in addition to the developers, since both have track records that are helpful to evaluate how likely is the realization of the current visions. Based on the track record of the Black Fortress development across the street (a.k.a. "City Market at O"), the powers-that-be of this competition should either eliminate Roadside or be very strict in requiring friendly, porous, animated streetfronts. The old City Market, which originally had multiple openings to the sidewalk, was almost completely blocked off, and the rest of the development isn't much better. The architecture of the Black Fortress is vastly superior to the dreadful "Jefferson Marketplace" building, adjacent on 7th between P & Q. Yet the Jefferson looks to come out way ahead in urban terms, that is, of succeeding for the pedestrian passer-by. That's water over the dam, but also a lesson that should be learned and applied to this RFP.
  1. Nathaniel Martin said at 9:40 pm on Tuesday July 1, 2014:
    It is unconscionable that UrbanTurf would publish a story like this and not identify the architects. Setting that aside for a moment, it's interesting to compare what we can see of these proposals. The A&R proposal is interesting because of its vertical emphasis -- a welcome break in overwhelmingly horizontal DC -- but the brick volume at the base looks rather bland. I am very intrigued by the panels in the sidewalk. What are they? Public art? Could be cool, but hard to tell. The Four Points plan is the hardest to assess, because the image doesn't show the street-level view, which is the most critical. In this case, the curves offer a potentially welcome break from the typical rectilinearity of DC, but they mostly seem reserved for the courtyard facades. It's hard to know what this one will really be like. As for the Madison proposal, my initial reaction is that it looks cheap. Perhaps high-quality materials and details could make it into something truly cool, but I am skeptical until I see something better. The Roadside proposal seems a bit disjointed, with a vertical emphasis on the lower block and a slightly horizontal emphasis above. I do like the idea of incorporating town houses, which, with their multiple entrances, could help animate the street. I agree with skidrowedc's comment, however, about the disappointing streetscape of the Market at O development by the same firm. I am truly astonished and appalled by how dead the ground floor of that development is, and I hope that this new project will avoid that. All that said, I am glad to see four proposals that are all essentially modern and unpretentious.
  1. Lark Turner said at 10:16 pm on Tuesday July 1, 2014:
    Hi Nathaniel, Thanks for your comment. We've added in the architect information.
  1. bungleboi said at 2:33 pm on Wednesday July 2, 2014:
    Wow. This is the best we can do, DC? Beautiful Shaw is becoming SimCity...

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