Logan's Long Run

A historic 'hood revives with condos, cafes and hip shops

If the statue of Union Maj. Gen. John Logan at Vermont and 13th streets Northwest could speak, it would have a long and complex story to tell. The neighborhood surrounding the statue, Logan Circle, appeared in Pierre L'Enfant's original 1791 plans for the District, though it was then known as 13th Street Circle.

In the two-plus centuries since, this close-in 'hood has become known for its confluence of upper-, middle- and working-class residents. It's busiest drag, 14th Street Northwest, has served as a commuter route since the early days of car travel, and was even known as "Auto Row" during the early 20th century.

These days, the Victorian-architecture-filled zone could be called Condo Central, with loft-apartment buildings going up on what seems like every block. And it's no wonder people want to lay down urban roots here: Some of D.C.'s hippest cafes, shops and theaters line 14th Street Northwest and surrounding blocks.

But Logan Circle wasn't always this bustling and cool. The neighborhood suffered in the decades following the 1960s race riots, becoming a zone better-known for drug dealers and prostitutes than its fine Victorian architecture. But as areas to the west (Dupont Circle, Georgetown) became too pricey and developed, Logan Circle once again became a desirable zone. "Neighborhoods to the south, west and north of Dupont Circle were all already well-established at that time, and Logan's close-in location made it an obvious choice for developers," said Shawn Breck, a sales associate for Martin & Jeff real estate.

"Logan Circle remains a trendsetting market due to the smaller boutique-style buildings and location," said Mark Franceski, an analyst for a market research company in Alexandria. Logan's proximity to downtown, Dupont, U Street and the business districts of McPherson Square and K Street make it attractive to professionals looking to live close to work. Residents and business owners also cite the appeal of the Whole Foods grocery on P Street Northwest, which has become an ad-hoc town center for everyone from taxi drivers to moms and kids on play dates. Plus there are countless other city-cool shops and restaurants.

But architecture may be what truly sets the area apart. Late 19th-century town houses, the finest of which ring the circle itself, now mingle with modernist lofts and early 20th-century storefronts. "Washington, as a city, just has such great bones," said Scott Pannick, president of Metropolis Development, the company behind the condo complexes the Metropole and the Cooper Lewis, two hot properties on P Street Northwest between 14th and 15th streets. "Much of the original architecture is intact, and restoring the existing buildings has been paramount in the neighborhood's renaissance."

This rampant gentrification -- and Logan Circle's increasing prestige as an address -- has blurred the boundaries of the neighborhood, especially to the east. But the Logan Circle Community Association (LCCA) continues to define the neighborhood as the area between 10th and 16th streets Northwest, running north-south from S to O streets.

And condos, many of them quite luxe, have been a big part of Logan's rebirth. Take the Metropole, Metropolis Development's latest venture at 1515 15th St. Northwest. Metropolis has designed other area buildings, but the Metropole may be the showiest, with its illuminated glass tower rising at 15th and P streets Northwest. Among the amenities: an interior courtyard, full concierge service, the on-site, state-of-the-art gym Vida, and guest suites for out-of-town friends and family of residents. Developers hope these perks make the building stand apart from its many, many neighbors.

"It's a changing marketplace. Buyers today are more able to differentiate between different developers and different products," said Pannick. "Originally, the focus was on the fact that 14th Street was a bit edgy and cool. Now we're dealing with a more sophisticated marketplace. Every unit has got to have a 'wow' factor."

And like many newer projects, the Metropole trends away from the loft apartments which originally appeared in the neighborhood, said Pannick. "We're headed toward more traditional layouts. What we're going to go toward is buildings that have smaller units and more amenities -- more public spaces, things like that. We think people are a little past the loft concept." Metropole offers 630- to 2,400-square-foot units, which are available as single- and two-story floor plans. Prices began in the $300s, with the first units delivering in 2007.

Other showy developments include The Matrix (1529 14th St. NW), a rehabbed building from the Holladay Corporation that will bring more retail to 14th Street on its lower floors. Residents get to live behind a historic facade in 44 units with ultra-mod appliances and floor plans. Prices range from the $400s to the $700s for 700- to 1,700-square-foot flats. For even fewer neighbors, Logan Row, in the 1400 block of 11th Street Northwest, boasts only 28 units in a complex that merges renovated historic buildings with new construction.

One of the first companies to start putting up condo complexes in Logan in the early 1990s was Abdo Development. "It had a real stigma attached to it," said Jim Abdo, president and CEO of Abdo. "Logan Circle was an area of significant transition, and there wasn't a lot of confidence in this area. My vision was to re-establish the housing and the retail corridor."