Greater Greater Washington

Posts about Ward 8

Development


East of the River neighborhoods rebrand themselves as "CHASE"

Penn Quarter, NoMA, Atlas District, and Capital Riverfront are just a few of the newly-branded DC neighborhoods that have come into currency over the past decade. What about neighborhoods east of the river? Over the past 3 years, District officials have started referring to Congress Heights, Anacostia, and St. Elizabeths as "CHASE."


Today it's called Congress Heights, but one day we could be calling it CHASE. All photos by the author.

The name is the result of a Community Planning Challenge Grant grant the federal government gave to DC's Department of Housing and Community Development in 2010, which funds revitalization efforts in struggling neighborhoods.

According to Evelyn Kasongo, Ward 8 coordinator for the DC Office of Planning, the city selected Congress Heights, Anacostia and St. Elizabeths because of the ability to leverage other federal and local investments, and the potential to piggyback on the redevelopment of St. Elizabeths. Federal and local officials envision making the three areas combined a "Regional Innovation Cluster," which the National Capital Planning Commission defines as a concentration of "interconnected businesses, suppliers, intermediaries and associated institutions in a particular field or set of related industries."

DHCD created an "action agenda" for the 3 areas with 7 focus areas: housing, retail, redevelopment and historic preservation, arts and culture, small business development, transportation, and jobs and workforce development. The city convened two Ward 8 Community Summits in 2011 and 2012 to survey residents' concerns and ideas related to the each focus area.

In addition to drawing new investment to the area, the agency also seeks to connect residents to existing organizations and resources. Last September, the agency held a CHASE Open House and Resource Fair at Savoy Elementary School where residents could learn about local organizations such as the Anacostia Economic Development Corporation and Congress Heights Main Street, which promotes local businesses, and city agencies such as the Department of Small and Local Business Development.

After more than a dozen planning documents over the past decade, this isn't the first attempt to revitalize the CHASE area, though it's the first to use a new name. But 2014 may finally be the year of action for CHASE. "People don't want to see plans at this point, they want to see implementation," says Kasongo.

Increased focus on retail in Congress Heights

Congress Heights may see some movement soon. Last month, Bethesda-based retail consulting firm Streetsense held two events there as part of the DC Vibrant Retail Streets initiative, the city's effort to promote neighborhood shopping destinations. The first was Reimagine MLK, a mini-block party on the 3100 block of Martin Luther King, Jr. Avenue where planners solicited community feedback.

Later, Streetsense organized a visioning session at the Petey Greene Community Center where residents looked over a map of more than 60 small businesses in the area and talked about their vision for the commercial district.


Concrete-filled tires line the street on MLK Avenue.

Participants offered a variety of comments, and it was hard to find common themes, wrote Heather Arnold, Streetsense research director, in an email. "They are concerned about crime (both inside and outside their businesses), about loitering, about parking regulations, about the changing character of the neighborhood (group homes) etc."

Suggestions included streetscape improvements such as tree boxes to replace the used tires filled with concrete that often line the street. Residents also sought stricter enforcement of public drinking laws at Shepherd Park, a popular hangout spot for idle men and women at the southeast corner of Martin Luther King Jr. and Malcolm X avenues.

But not everyone feels the same way. "At the same time," Arnold added, "you can easily find other retailers on the street who do not see any of these issues as a problem."


There are still vacant buildings along MLK Avenue.

But for all of the positive efforts taking place in the CHASE area, revitalization may still be a long way off. One indicator will be when the chain-link fence comes down at 3010 Martin Luther King, Jr. Avenue, an abandoned two-story apartment building. Outside, a sun-faded sign promises it will become "The Future Site of the AMS McDowell Business Center...Coming Spring 2010."

Development


St. Elizabeths East could become a community hub, but it'll take time

In January 2003, then-Mayor Anthony Williams announced plans to reimagine St. Elizabeths East Campus as a new community hub. Over 10 years later, it's beginning to materialize, but the private investment and new opportunities neighbors were promised have yet to arrive.


The Pavilion at Saint Elizabeth's East awaits activation. All photos by the author.

Neighborhood residents, community leaders, and local business owners participated in the first planning process for the District-owned campus in Congress Heights. Now, Mayor Vincent Gray is doing it again. After decades of disinvestment in the area, his administration is building new schools, new recreation centers, and the St. Elizabeths Pavilion, a new community center that opened last year.

While a planned vendor market hasn't started yet, a series of temporary events have positioned the pavilion to become an established rental venue, says Catherine Buell, Executive Director of St. Elizabeths East. To attract activity to the site, the city opened a free ice slide, hosted a free performance by a Grammy-award winning R&B artist, held fitness classes and has drawn a line-up of popular food trucks.

"The Pavilion has been a success," says Buell, a resident of Historic Anacostia, noting that over 10,000 people from across the region have come to St. Elizabeths East, a former mental health institution that was previously closed to the public. "And they are comfortable here," she adds.

Confirming city officials' desire to make the Pavilion a family-friendly destination, on a recent weekend, its meeting space hosted a community organization, while in the next room a group of small children played games under adult supervision.


Rendering of what an active Pavilion might look like one day.

Officials admit there's still work to do. "There were areas we needed to do a better job of tending to," says Buell. "We knew starting up an enterprise was going to be hard, but we have developed and built up a dynamic brand."

Last month, Victor Hoskins, Deputy Mayor for Planning and Economic Development, disclosed the city had prematurely terminated its relationship with a management company that the city had paid over $250,000 to assist with marketing, booking and event planning at the Pavilion. The next step will be soliciting "successful third-party rentals" that can begin making the Pavilion a place of commerce. "Vendors are interested," Buell affirms.

Elsewhere on the campus, redevelopment plans are slowly moving forward. St. Elizabeths East Chapel, where Mayor Williams first announced plans to redevelop the campus in 2003, could soon become the R.I.S.E. Demonstration Center, a business incubator that "will bridge the gap between the innovation field and local community" until a more permanent space is built. The permanent space, the 500,000-square-foot St. Elizabeth's Innovation Hub, can't proceed until 2016, when important infrastructure improvements are built.

In a press release, District officials said they "expect to create" a Demonstration Center with a "Digital Inclusion Center" with a state-of-the-art computer lab where residents can receive computer training, classrooms for job training and placement services, community meeting space, and "entrepreneurship and career conference areas." It should open this summer.

But the key phrase is "we expect to create." In conversations with community members in and around Congress Heights, many expressed a fatigue over the past decade in attending meetings and reading stories that foretold a new day of private investment and opportunity was round the corner. That day has yet to come.

Preservation


To save this old house, everything but the facade must go

An old house in Anacostia is beyond repair, but zoning law ensures that at least the front facade will remain to give a historic appearance to a new replacement home.


All that remains of an 1889 home in Anacostia. Photo by the author.

In June 1889, construction began on a two-story frame home at 1621 W Street SE, then Jefferson Street, in Anacostia, a block and a half from Frederick Douglass' estate. 125 years later, DC issued a permit for the home's demolition. It's located just outside the boundaries of the Anacostia Historic District. All that now remains of the home is the free-standing facade.

"You can't just go there and demolish everything," said the inspection agent of record. "You have to keep the front up by law and by zoning or you lose the right to develop." According to the agent, the home was in such a condition of neglect that "everything has to be replaced."

According to city tax records, the current owner purchased the property in early 2005 for less than $82,000. It's currently assessed at just over $150,000. The rebuilt home's potential sale will serve as an economic barometer of East of the River property values for real estate watchers. But preservationists are closely watching how the reconstruction will happen.


The facade of 1621 W Street SE. Photo by the author.

"The best outcome will be for the developer to preserve the facade of the house and rebuild it in a way that compliments the historic character of the surrounding neighborhood," wrote Charles Wilson, president of the Historic Anacostia Block Association and member of the Historic Preservation Review Board, in an email.

Wilson argued that preserving structures like this is the key to revitalizing Historic Anacostia, as it lends the area a unique character that can't be found elsewhere. "When it comes to economic development in Anacostia we need to look at it from a short- and long-term perspective," he adds. "Short-term is what it going to get us there and long-term is what is going to keep us there. Historic preservation is the long-term answer for economic development in Anacostia."

Development


Long-awaited redevelopment in Anacostia could begin soon

Plans to redevelop a large swath of land along Martin Luther King Jr. Avenue SE in Anacostia are finally moving forward after a 5-year delay.


A plan to develop multiple parcels along Martin Luther King Jr. Avenue SE in Anacostia is moving forward. Photos by the author.

Developer Four Points LLC seeks to replace 5 blocks of surface parking, vacant lots and industrial buildings with new homes, shops and offices, including space for several DC government agencies. Meanwhile, DC is preparing other nearby lots for additional redevelopment.

If Four Points' plans are approved by the Zoning Commission, the neighborhood could see nearly 500 new homes, 144,000 square feet of retail, and 900,000 square feet of office space. The developer has already had public hearings for the project, said principal Stan Voudrie earlier this month. Next, they'll submit designs for each individual building for neighborhood groups to review. Since the development falls outside of the boundaries of the Anacostia Historic District, it will not need approval from the Historic Preservation Review Board.


The former MPD Evidence Warehouse will be redeveloped over the next year.

The project's first phase will be to renovate the former Metropolitan Police Department evidence warehouse, located at 2235 Shannon Place SE. In the coming months, construction will transform it from a "white brick building to a building that is wrapped in glass," according to Voudrie.

When completed, it will house the DC Taxicab Commission, the DC Lottery and the District Department of Transportation's Business Opportunity and Workforce Development Center, according to the Washington Business Journal.

DHCD readying "Big K" lot for future development

Meanwhile, the DC Department of Housing and Community Development is preparing land for future development. In 2010, the agency acquired 4 properties across Martin Luther King Jr. Avenue from Four Points' site, including 3 historic homes and a former liquor store, which together are known as the "Big K" lot.

While the 19th-century home at 2228 MLK Jr. Avenue has been demolished, the other 2 homes, within the boundaries of the Anacostia Historic District, have been stabilized.


The 2 historic homes on the "Big K" lot could be on the move.

To make room for new construction, DHCD bought several properties at the corner of Maple View Place SE and High Street SE, 3 blocks away. Today, it's a cluster of 4 brick abandominiums that have sat vacant for more than a decade. Tax records show that the agency paid $918,000 for the properties in April 2012.

According to Mayor Gray and others familiar with the ongoing development process, the plan is to relocate the remaining historic houses to a nearby lot. It looks like the city will tear down the abandominiums on High Street and move the "Big K" houses there.

"I suspect the [High Street SE] structures will go down very shortly," a city official familiar with the application said. "The District's DHCD office seems interested in moving quickly on this project."


A raze application has been submitted for 2352-2360 High Street SE.

Last week, DHCD submitted an application to raze the structures to the DC Historic Preservation Office.

Meanwhile, DHCD is planning to dispose of the "Big K" lot within 18 months, according to a presentation Denise L. Johnson, project manager of the site for the Department of Housing and Community Development, gave in March. Chapman Development LLC, which developed The Grays, an apartment building on the 2300 block of Pennsylvania Avenue SE, was the only qualified applicant who responded to last fall's request for proposals to redevelop the property.

In the coming years, something in Anacostia will have to give and redevelopment will begin. The potential development of the "Big K" lot and Four Points' proposed new office, residential, and commercial space on Martin Luther King Jr. Avenue SE will test the market.

"We have arrived," said resident Reverend Oliver "OJ" Johnson upon hearing of Voudrie's plans at last month's meeting of the Historic Anacostia Block Association. Johnson has lived in Anacostia for 60 years and is known for his decades of activism, from opposing a concentration of drug clinics locating in the neighborhood and advocating for economic development.

"I want to thank those who have always believed in this neighborhood and welcome those who are now pitching their tents here," he said. "We will continue to work and fight together."

Architecture


For David Adjaye's DC libraries, seeing is believing

Among all of the new DC public libraries, the Bellevue and Francis Gregory branches east of the river have the strongest design. Without sacrificing functionality and accessibility, they put sophisticated works of architecture in historically underserved neighborhoods. But photos don't tell the whole story. You have to go see them yourself.


Francis Gregory Library in Hillcrest.

Designed by British architect David Adjaye, who's also designing the Museum of African-American History and Culture, the libraries are a reminder that it's possible for a work of world-class architecture to also be a comfortable third place.


Francis Gregory library atrium. Photo by the author.

When the first renderings of the new libraries were published, I was unimpressed by them. But after a day-long excursion to see all of the libraries built under the tenure of library director Ginnie Cooper, I have to admit that I was surprised at how brilliant Bellevue and Francis Gregory are.

Unlike the new libraries at Benning, Anacostia, Tenleytown, and Shaw, which were designed by Freelon Group and Davis Brody Bond, Adjaye's libraries don't have an immediately recognizable, iconic look.

They're both fairly straightforward. Bellevue Library is a box pierced with skylight shafts and a few large "pods" in front. Francis Gregory library is a diamond-patterned box, filled with blocks to divide the space. What distinguishes them is how Adjaye and associate architect, Wiencek+Associates, divide the spaces with layers of books, glass, and glossy surfaces that produce a warm, flexible environment.

Both libraries use glass to interact with the street

Glass is an important part of Adjaye's recent projects, like the Moscow's Skolkovo School of Management, the Museum of Contemporary Art Denver, or the Whitechapel Idea Store in London, which like Bellevue and Gregory is a library in an inner-city neighborhood.


The side of the Francis Gregory in winter.

Adjaye doesn't use glass to erase a building's form like so many modern office buildings. Although the architects typically want the building to be transparent, minimizing the difference between outside and inside, this effect only works under the right light. Otherwise it's a mirror or it's so dark you can't see the building. This is why we see so many depictions at the twilight "rendering hour." Dusk is the only time when, because the interior of a building is as bright as the exterior, the glass disappears.

Instead, Adjaye uses what are usually undesirable reflections to multiply the sensation of the building's surroundings. Viewing the Gregory Library from dead on, the alternating diamonds of gray mirror and clear glass playfully juxtapose reflections of the neighborhood with views of the interior.


Interior and exterior. Photo by the author.

Moving to the side, the reflectivity of the clear glass increases, and the diamonds, the walls, and the building disappear more and more into its wooded site, leaving a steel canopy soaring above a symmetrical forest. In the back, the building disappears. In the front, inside and outside are superimposed on each other, reminding viewers that both are public spaces.


The Bellevue library has a strong street presence. Photo by Eric Fidler.

The Bellevue Library has a stronger street presence, but it still plays with openness and transparency. Its glass facade creates a relationship between the interior and the street. Adjaye placed windows to provide clear views out to the sidewalk. Outside, glulam beams, a kind of timber, help screen the interior and heighten the transparency by cutting glare on the windows.

Like a sidewalk cafe, Bellevue's front room "pods" become wonderful places to observe city life while feeling comfortably separate from it.

Inside, reflective surfaces create a sense of place

Inside the Bellevue Library, the wide-open spaces are divided by different-colored sheets of glass that reflect and distort views. Black glass hides the bathrooms on the first floor, while upstairs, dark yellow glazing hides the glare from a skylight. Through the glass partitions you can see to the other end of the library, through several sheets of glass. However, because each pane is also reflecting its surroundings, you see transparent images of the space you're in, with other reflections giving readers the feeling of being in an intimate, private room.


Well-lighted desks are arranged so readers can watch the street in moments of pause.

Dark, reflective walls also add to both libraries' sense of place. They use the well-worn trick of implying space behind the wall's surface, "opening it up," while avoiding the hokiness of an optical mirror. They bring light in from outside, and mix it with the colors of the room they contain.

Both the dark walls and the translucent glass let readers sense their surroundings, but loosen the figure of reflected individuals. A viewer can perceive a presence without having to worry about staring or even looking up. To have that kind of casual awareness while focusing on a book felt very relaxing.


Lights in pentagonal arrangement imply the presence of rooms, even if there are no walls.

However, the most astonishing use of reflective surfaces is in the story room at the Gregory Library. Physically, it's just an oval room bounded by walls of vertical lumber. Every other piece is removed at a child's eye level and the resulting slots are painted gloss black. Within the wall reflect in the trees, books, and structure through drawing in street scenes. As you move around, the angles change and the reflections move and blur, like you're animating them.

See buildings in real-life, not renderings

Neither the Bellevue or Gregory libraries have a "wow" moment. They are very much about the experience of individuals in the spaces the building creates. Because the architecture relies on a person's physical presence, it's hard to understand through a photograph. In fact, the images I've seen are less beautiful than the ambiance of the building.


Early rendering of the Bellevue Library from DC Public Libraries.

In 2013, architecture is seen mostly through carefully curated images. An architect's largest audience is often on the web, who will consume and discard architecture through images. Renderings, because they look almost real, can be the most misleading. This emphasis on the photograph feeds back on itself to aggravate a fixation on "iconic" buildings, whose memorable images can be telegraphed around the world and recognized instantly.

But the people who are most affected by a work of architecture, whether positively or negatively, are the ones who live with the building. Dramatic architectural gestures are only so relevant to the creation of great urban spaces. Often, they're detrimental to to the sense of place.

More than anything, Adjaye's buildings remind me that to understand a work of architecture, you have to visit it. The basic architectural elements of space, program, and material are so interrelated that the quality of the buildings is impossible to capture. Don't trust me, and don't try to form an opinion during your lunch break. Go east of the river and see for yourself.

Cross-posted on цarьchitect.

Development


Anacostians still waiting for a new day

A recent blitzkrieg of laudatory media reports have focused on Anacostia's residential market and arts scene. But new home signs dot vacant lots and hang from empty buildings. And store after store continues to close.


William Alston-El in Historic Anacostia. All photos by the author.

Along Martin Luther King Jr. Avenue in Historic Anacostia are green signs announcing a "PUBLIC NOTICE OF A ZONING PROPOSAL" that has been 5 years in the making. Is it a new day in Anacostia? To find out, community activist William Alston-El and I took to the streets to visit our old haunts and investigate new leads.

"The neighborhood is changing, yeah, I can say that," Alston-El, a 45-year resident of Anacostia, says without any hint of derision. "But people aren't telling the real truth of what's going on. The real story isn't being told."

Fendall Heights Abandominiums

For 3 years, a banner has hung from the side of the Fendall Heights Condominiums on V Street SE, a short walk from the Frederick Douglass National Historic Site, announcing "1 & 2 BEDROOMS" with granite counter tops and hardwood floors starting at $125,000. Back in the summer of 2010, the project's 29 units were heralded as Ward 8's first "green" condos.

With financial support from the DC Commission on Arts and Humanities, Department of Housing and Community Development, and US Department of Energy, ARCH Development Corporation, along with a community partner, used construction trainees from the "Arch Training Center" to rehabilitate the building. (Although "Arch Training Center" is acknowledged on the banner, the organization "was dissolved 2 years ago," according to Nikki Peele, Director of Business Marketing for the ARCH Development Corporation.)

Real estate agents from as far away as Frederick and Leesburg listed units for prices as high as $225,000 and $240,000. Consequently, nobody bought in to the four-story Art Deco building, built during the 2nd World War.


Fendall Heights Abandominiums at the corner of Fendall & V Street SE.

According to tax records, the property was sold last month for an undisclosed sum to SCATTERED SITE II LLC. In March, the City Council advanced a $4,780,000 loan at terms of 2% over 40 years from the Housing Production Trust Fund to "Scattered Site LLC" to pay off construction loans and renovate 2 apartment buildings located at 523-525 Mellon Street, SE and 216 New York Avenue-1151 New Jersey Avenue, NW.

According to the contract, the renovated apartment buildings will contain a total of 68 units "affordable to and rented exclusively to extremely low income households with incomes not to exceed 30% of the area median income." It's fair to conclude that the Fendall Heights Abandominiums, which did not draw market rate investment 3 years ago, will now become affordable housing units.


Front entrance to the Fendall Heights Abandominiums at 2025 Fendall Street SE.

Over the past year, Alston-El and I have stopped by the property multiple times. A couple weeks ago we found the front door open. The leasing office had a desk, computer, phone, and filing cabinet, although there was no evidence anyone had signed a lease yet. Doors to units on the ground floor were wide open, and we found them to be as advertised on the banner. Water even ran from the faucet.

The property's 2014 proposed tax value of $3,799,620, up from $3,681,940 in 2013, is surely justified. Now, if it could only find tenants.

"Something is seriously awry when ARCH lets something go," says Rev. Oliver "OJ" Johnson, a former Advisory Neighborhood Commissioner and former board member for the Anacostia Economic Development Corporation. Johnson has been critical of the "ARCH" brand since the 1980's, when Pepco formed the ARCH Training Center in response to complaints that they weren't hiring local residents.

"This is an investigative matter," Johnson says. "This type of practice has gone on for years and years. The city has a major role in convoluting these types of projects. It becomes a maze to find how the city deploys money and through what sources it deploys money. If you follow the money, you'll find the truth."

Alston-El says the main reason for Fendall Heights' failure is more mundane than financial mismanagement. "They have to change Fendall Street," he says. "It's a one-way and you can't make it out of Dodge without going down V Street towards 16th Street then out to Good Hope. They have to go past the drugs to get outta here. Yep, folk aren't going for that."


Blighted properties at 1644-1648 V Street SE, owned by "ARCH TRAINING INC."

The bricked and boarded-up buildings around the corner at 1644-1648 V Street SE didn't help, either. There's no banner here, just graffiti in green spray paint letting everyone know that "MONEY GANG J.R. $" was here.

According to city tax records, "ARCH TRAINING INC" acquired the property in June 1999 and have owned it since. Though DC is supposed to tax the vacant and blighted buildings at the Class 4 "Blighted real property" rate of $10 per $100 of assessed value, intended to discourage owners from letting their properties go, the buildings are instead taxed at the lower "001 - Residential," rate of $0.85 per $100 of assessed value. In 2013, the city assessed the eyesore at $489,000 in 2013 with a proposed new 2014 value of $499,200.


Property Record for the blighted buildings at 1644 - 1648 V Street SE, owned by "ARCH TRAINING CENTER," taxed incorrectly at the Class 1 Residential Rate.

13th & W Street SE

Across the street from 19th century Italianate rowhouses is a vacant lot at the northwest corner of 13th & W Street SE, just steps from an abandoned Quonset hut that once housed a "filthy" community health clinic.

Until this spring, a "COMING SOON!" sign advertising "LUXURIOUS TOWNS & CONDOMINIUMS From the 200's" was the only thing standing on the lot. Now it's gone, priority registration closed for the moment.


The "COMING SOON!" sign at 13th & W Street SE advertising "LUXURIOUS TOWNS & CONDOMINIUMS From the 200's" is now gone.

It's easy to see, and media reports have confirmed, that many of the neighborhood's historic single-family homes have been bought and slowly rehabbed over the past two years. However, the future of this corner, a rock's throw from the Frederick Douglass home, is the bellwether of Anacostia's revitalization.

After years of starts and stops, with each turn generating interest and enthusiasm from within and outside Anacostia, the project will have to start all over again as the development's zoning approval has expired.

Retail awaits while social services entrench

In Anacostia, the 1st of the month presents heavy foot traffic for check cashing outfits and a ripe opportunity for the criminal-minded. According to a neighborhood source, the Gold Spot on 2216 Martin Luther King Jr. Avenue, a couple doors from the former Uniontown Bar & Grill, was stuck up for $20,000 on March 1st.


Gold Spot Check Cashing at 2216 Martin Luther King Jr. Ave SE is now vacant after a March robbery.

After the robbery, Metropolitan Police Department Commander Robin Hoey gave a report on the 7th District listserv. "Earlier this week a lone gunman entered the Goldspot as an employee was opening the business and robbed the establishment of an undisclosed amount of money," he wrote. "There were no injuries. The event was caught on video tape and the 7th district detectives are currently investigating. its [sic] looks very promising and I will advise further as the case proceeds."

Within a matter of weeks, Gold Spot, which recently got a new awning financed by Western Union, left the neighborhood after nearly 20 years. In response to an inquiry Monday on the current status of the investigation, Commander Hoey wrote, "We served some search warrants and have identified strong persons of interest."


Renae's Flowers & Gifts at 1924 Martin Luther King Jr. Avenue SE closed months ago.

There was no mention of the unsolved robbery on a 2-minute segment Fox 5 ran last week promoting Anacostia's residential stock and retail. "There are a number of factors attracting folks to Southeast," the feature boasted. "Improved roadways leading to this part of the city, grocery stores, restaurants and even government buildings."

Uniontown Bar & Grill has been closed for nearly a year, though the new owners are applying for a liquor license. The Anacostia Warehouse Supermarket on Good Hope Road has been closed for months. Renae's Flower Shop at 1924 Martin Luther King Jr. Avenue SE closed, and the city-owned Big K Site won't be sold off until late next year. The newest shop to open in Anacostia is a thrift store.


A social service provider bought the old furniture store at 2006 Martin Luther King Jr. Avenue SE.

And a social service provider will open in an old furniture store that many hoped would become the neighborhood's incarnation of Busboys & Poets. On December 27, 2012, the Far Southeast Family Strengthening Collaborative (FSFSC) purchased the store at 2006 Martin Luther King Jr. Avenue SE for $2.195 million.

In 2011, the "oversaturation" of social services was a rallying cry for Anacostians. A women's shelter quietly opened on Good Hope Road SE after neighbors aggressively protested it. With this in mind, the FSFSC has moved cautiously, some believe secretly.

"Our goal is for this building to be a benefit to the Ward 8 community," Dionne T. Reeder, Community Engagement Director for FSFSC, wrote in an email to a small group of neighborhood leaders on January 31st. "We are hosting several discussions with our neighbors. We are inviting many residents from your neighborhood and are planning small meetings so please do not forward this email to other community residents. We have consulted with your ANC Commissions and community leaders who have provided us with a list of residents to begin our discussion."


Former space of Fireside Restaurant, 2028 Martin Luther King Jr Ave SE, has been vacant for more than a year.

Despite favorable press coverage for the area's nascent arts scene, notably the opening of the long-delayed Anacostia Playhouse this summer, the market forces of Anacostia's retail have driven the economy to reliance on government transfer payments.

However, according to a report by the Post's Mike DeBonis, as a result of Chartered Health Plan's "dissolution," small health care providers that serve over 100,000 low-income city residents are facing paralyzing payment deficits. Up and down and around Martin Luther King Jr. Avenue SE and Good Hope Road SE are public health clinics that treat drug addiction, HIV-AIDS patients, pain rehabilitation, and diabetes. These facilities face fiscal challenges that could force their closure.


Construction on 1239 Good Hope Road SE was recently reviewed by the Historic Preservation Review Board.

In the meantime, attention in Anacostia continues to focus "on the newest and shiniest toy they say they can give us," says Alston-El, referring to an upcoming meeting on the latest plans for the 11th Street Bridge Park Project.

"It's quiet now; nobody's speaking the truth because there are too many distractions going on," he says as we ride down V Street SE to Morris Road SE to meet a friend. "Every week it's something new: one week the streetcar, another week the bridge park, Barry Farm redevelopment, Sheridan Station, the Heritage Trail, you name it. They're keeping us guessing and confused while you got working-class people in this neighborhood, like me, [who] can't find a place to live but you got the Fendall Heights Abandominiums just sitting there."

"No, John, I'm not mad," he adds. "You didn't know? It's a new day in Anacostia. Haven't you been paying attention?"

Development


Vacancy at the Parkway Guest House abandominium

Perched atop a hill overlooking historic Anacostia, tucked behind a new condominium development is an abandominium from an era the city has left behind and this neighborhood is trying to forget.


A sign for new condos lays on the ground, the Parkway Guest House abandominium in the background.

From the 1960s until the last decade the Parkway Guest House was a gathering spot for drugs, prostitution and all forms of illegality. During the 1990s it essentially became "a cheap crack hotel," according to activist William Alston-El. "This was the place you could go to die if you wanted to. They had so much drugs up in here it was crazy."

According to tax records, Stanton View Development LLC purchased this abandominium (SSL 5807 0008) and the empty land around it in January 2012 for an even $1,000,000. A placard on the ground announces the coming of 46 new condos at River East at Anacostia Park and encourages folks to reserve their units. The website, however, advertises a less ambitious development that has yet to break ground. For now, this cracked-out abandominium abides, stuck between time awaiting its next guest or demolition.

A look inside the Parkway Guest House


No Vacancy at the Parkway Guest House. All photos by the author.

On a recent visit Alston-El and I found the building wide open. As we entered through the front door we found two handwritten notes to the left of the pay window.

One, bearing the date "5-8-97," reads, "Excessive smoke will set off smoke alarms. Anyone caught tampering with these devices will be banned from these premises. Fire dept. Detective The Manager!!" Beneath reads, "NO DRUGS POSSESSION OF DRUGS OR USE OF DRUGS ON OR IN THESE PREMISES IS PROHIBITED NO WARNING MGR." A concentrated layer of dust covers the yellow phone books on the counter. Alston-El picks up a "NO VACANCY" sign.

We move through the house makings odds on which we expect to find more of, drug paraphernalia or antiques. In a back room former guests have left their mark on the wood paneling.


Graffiti inside the Parkway Guest House.

"'Pootah Boo' from that South Side MOB MUGGIN HARD DRIKIN HENNESEY BUSTIN Off the Roof At My enemies Watch em bleed Till Im 6 feet DEEP" was here. So were "Frank & Rita '92" who proclaimed their love by drawing an arrow through a heart and two smiley faces.

Alston-El points to the floor at an empty green drug baggie. "Yep, that's crack. Yeah, this is still the place you can come and do your thing only now it's better, no room fare for an abondominium," he says with a laugh.

Out in the hall a mirror reflects the emptiness and darkness of this place as we move towards the back of the vacant building and past another reception area. The intercom next to the rear door emblazoned with "Parkway Guest House" in black trimmed gold-lettering stopped working years ago. We hit the stairs to rooms 6, 7, and 8.


Rooms 6, 7, and 8 of the Parkway Guest House abandominium.

Upstairs, a narrow hallway leads past three rooms. Much of the ceiling in each is now on the floor. Through the windows, sun refracts off the siding of the Grandview Estates, a 46-unit complex that opened nearly four years ago alongside hopes of local economic regeneration. Further down the hall in room 8, the roof has given in.


The roof of the Parkway Guest House is starting to collapse.

"You don't see this sort of craftsmanship anymore," Alston-El says as he unwinds an antique Ruby Red Glass Globe Exit sign from a light fixture above. Were you to follow the exit blindly, you would go out the door and fall to the ground below.


The upstairs exit of the Parkway Guest House leads to the ground below.

For Anacostia and the surrounding neighborhoods of Hillsdale, Barry Farm, and Ft. Stanton, the initial step towards sustained economic revitalization can be a doozy. The contrast of a new condominium complex filled with young professionals side-by-side with a vacant building equally accessible and dangerous to roving populations of the area's homeless, substance addicts, and prostitutes will continue to be the prevailing paradox east of the river, from Talbert Street SE to Brandywine Street SE, until greater public and private investment is joined by robust citizen activism and wherewithal.

The concentration of abandominiums from single family homes to apartment buildings to the Parkway Guest House presents a portfolio that with the right leadership, partnership and vision presents as much opportunity as challenge. Now that restaurateur Andy Shallal has announced his plans to open new franchises in Takoma and Brookland, it seems a logical location to begin expanding east of the river would be in an abandominium such as the Parkway Guest House.

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