Each time a developer acquires a new property to redevelop, decisions must be made about how many residences to build, the size of the homes and the level of luxury that will meet buyer demand and fit in with neighborhood standards.
The H Street corridor in Northeast Washington has experienced an explosion of commercial and residential development, with many of the homes designed to be affordable and appealing to millennials who flock to enjoy the nightlife and dining options every evening. One new development, known as On the 12th, bucks that trend. Each of the five flats in this new condo building at 915 12th St. NE, just south of Trinidad and about a two blocks north of H Street, has 1,000 to 1,200 square feet and high-end finishes and fixtures.
“We had thought about building one-bedroom homes, but based on some of the other developments we’ve done we decided to go with larger two-bedroom homes with two bathrooms,” says James Meekin, a principal of HRG Development. “In the past we’ve sold small studios very quickly for people who want something affordable or for investors who want to rent them out. I’m a bit leery of one-bedroom homes because you can’t rent them as easily and they don’t offer the option of someone buying a place and then splitting the costs with a roommate.”
Meekin says he wanted On the 12th to be a luxury boutique project to stand out from the crowd of new developments in the H Street corridor.
“We designed these homes to appeal to someone willing to spend a little more money in order to have some extra luxury,” Meekin says. “We put in a large elevator that reaches all five floors and provides access to the roof terrace.”
Each of the five flats has its own level of the building. The upper three residences (Units 3, 4 and 5) each have private elevator access with the doors opening directly into the condo. The three upper-level residences also have views of the Capitol, the Washington Monument and nearby rooftops. The units range from $599,900 to $899,900.
Sleek exterior: The exterior design is what Meekin terms “soft contemporary,” with a mix of materials to add curb appeal. The lower part of the building is constructed with white-washed brick. The front door to the building is glass. A barn door is on one side with a metal top bar and an antique door knocker for a historic look. The upper levels have a more modern architectural style.
Inside, each of the five residences has an open floor plan with a living and dining area wrapped in floor-to-ceiling windows that is open to the kitchen. Each has one exposed brick wall. The units have dark gray-stained hardwood flooring, high ceilings and a sleek kitchen with white cabinets above and dark cabinets below, stainless-steel appliances and a white peninsula with a waterfall side that leads all the way to the floor and a breakfast bar.
The three upper-level residences have a small square window facing south for extra light and another glimpse of the city in addition to the walls of floor-to-ceiling windows and French doors that open onto a Juliet balcony. A closet between the two bedrooms houses a stacked washer and dryer, and some of the units have two drawers built into the wall adjacent to the laundry closet that are deep enough to hold laundry detergent.
Outdoor living: The three upper-level residences, priced at $849,900 for Units 3 and 4 and at $899,900 for Unit 5, each have one bedroom with a glass door to a private balcony. That bedroom, which has a pocket door into a bathroom that’s also accessible from the hall, has a deep closet with double doors and a bump-out that allows for two extra windows. The second bedroom has a private full bathroom with a shower, a double-door closet and a door to an exterior staircase leading to the parking lot.
“The rooftop common area has a grilling station and a bar with a refrigerator,” Meekin says. “The building has a green roof with a planter that we used as a way to separate the roof into three sections for greater privacy.”
The two smaller roof decks are available for sale for $20,000 and $50,000, while the larger section will remain available as a common area for all of the building’s residents.
The lower-level residence, priced at $599,900, also has a private patio in front. The lower-level unit and the first-floor unit, which is priced at $699,900, have a similar floor plan to the upper-level ones but lack the private balcony.
What’s nearby: Residents at On the 12th can stroll a few blocks to be in the thick of the H Street corridor’s arts and entertainment district, which includes the Atlas Performing Arts Center and numerous restaurants and bars with live music. Some of the popular venues include Church and State, the Rock and Roll Hotel, Granville Moore’s gastropub, the H Street Country Club, the Argonaut Tavern and the Queen Vic. The neighborhood continues to evolve with more retail development, including a Whole Foods grocery store slated to open this fall. The long-delayed streetcar also began service last weekend along H Street to the Union Station Metro stop.
Schools: Wilson Elementary, Stuart-Hobson Middle, Eastern High
Transit: The building is served by numerous bus routes, including the D3, D4, D8, X1, X2 and X3; streetcar service connects the neighborhood with Union Station.
915 12th St. NE, Washington
The five condo units range from $599,900 to $899,900.
Builder: HRG Development
Features: Each residence has hardwood flooring, high ceilings, large windows and an open floor plan with a living and dining area and an open kitchen with stainless-steel appliances, white cabinets and a white waterfall-style peninsula. Three of the five flats have private elevator entrances, and all five units have elevator access to the roof.
Square footage: Approximately 1,000 to 1,200
Condo association fees: $505 per month
View models: Open Saturday and Sunday from 1 to 3 p.m. and by appointment.
Contact: Real estate agents Trent Heminger at 202-210-6448 and D’Ann Lanning at 951-315-6534 with Compass Real Estate or www.TrentandCo.com