June 21, 2005
GWU's 'Square 54' Still Empty
We haven't written much about the development of the site of the old George Washington University Hospital since last January when we reported the University had announced they would conduct not one but two studies about what to do with the land. The situation is this: GWU could make quite a bit developing the site as commercial retail, office, and housing. Neighborhood residents resent the university's relentless growth and see the massive plot of land as potential space for academic buildings and dorms instead.
They'll be disappointed to learn the results of an Urban Land Institute study that concluded in May the space should be utilized for private development, according to the West End Guide. The D.C. Planning office suggested to GWU that they commission the independent study, which suggests the University work with a private developer to construct three buildings containing a total of 759,000 square feet, including 10 stories of "Class A" office space, two market rate apartment buildings, and 100,000 square feet of "neighborhood serving" retail like a supermarket. You can see a PDF of their presentation where we got this image laying out their suggestions here. (PDF) Interestingly, the university had already selected an architect and developer for the site, so it's unclear what role the ULI study has of influencing what they had already decided.
The university has created a webpage to engage the community as the architect comes up with a design and have posted information for three public meetings this summer - one tomorrow, and two in July - for local residents who want to throw in their $.02.
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As a GWU alum, a quality grocery store would be an amenity for both students and residents. The Watergate Safeway is, in my opinion, one of the chain's lowest quality stores in DC. A Harris Teeter or Trader Joe's would be a great addition to the West End/Foggy Bottom.
Trader Joe's is already planning on moving in somewhere in the West End by January, so Foggy Bottom/West End residents should soon have easy access to one of the better grocery stores in the District.
I'm sort of torn on this. On the one hand, it would be very nice for residents of the area to not have to deal with GWU students. Yes, most of them are probably very nice people, but the few bad apples really, really SUCK. Like the ones that smashed my girlfriend's car windshield one night on their way back to campus from Lulu's. Or the ones who thought it would be HILARIOUS to smash countless glass bottles on New Hampshire Ave down by Virginia Ave a few months ago. Containing as many of them on campus as possible would make for a quieter neighborhood and hopefully better neighbor relations.
On the other hand, I intend to move out of the west end in four months, so I really don't give a rat's ass either way.
This may seem to be off topic, but it is an issue related to new buildings in the District:
Very little great architecture has been built in DC over the last several decades. The nation's capital deserves better.
Think about it. The K Street corridor is a nightmare. Even the newer buildings in Columbia Heights, Chinablock, and other developing areas are uninspiring.
The destruction of the old convention center makes this problem all the more obvious. The removal of the structures on that block provides the pedestrian with a wide view of a dozen or more buildings. Few if any are interesting or exciting. Several are downright awful.
What can be done to solve this problem? How can city residents, our politicians, and the members of various local committees (such as the Commission on Fine Arts) encourage better architecture in our city?
Matt, do you know the location of the proposed Trader Joe's? Given that there are so few developable parcels in that neighborhood, I'm curious as to where it will go.
I think the Trader Joe's is going into the renovated Columbia Hospital for Women site.
Speaking as a somewhat recent GW alum (okay, it was 1997), I think I know enough about town-gown relations in that neighborhood to say that whatever GW proposes to build on that site, Foggy Bottom neighborhood groups will oppose it. These are the same groups that told GW they had to build more on-campus housing for its students, pressured the city into requiring GW do so, and then OBJECTED to any on-campus student housing GW was planning to build.
A buddy of mine said it best: If God wanted to put the Garden of Eden in Foggy Bottom, the Foggy Bottom Association would object to it.
While neighborhood residents are - ahem - boisterous, GWU has proven that it won't back down when it comes to ambitious development projects. Case(s) in point: new hospital, the "Superdorm" on 23rd, Fraternity Row on 23rd, new business school (under construction), Health & Wellness Center, dorms & Elliot School on E Street, Media & Public Affairs Building, etc.
All of these projects were built in the last 5 years (give or take), and faced significant community opposition. You have to give GWU credit; it is one the most active "developers" in the District.
I think one quote from the West End Guide [the best urban development coverage in DC in my opinion] best exemplifes the problem with town-gown relations: "'We cannot have the process be that the university gets the keys to Square 54 and there remain any obligations about which we can have arguments,' said Michael Thomas, a former president of the Foggy Bottom Association..." What Mr. Thomas forgets is that the University already has the "keys to square 54" - GW owns the land. Like all of the other recent developments on GW's campus [super dorm, frat row, etc.], the land is owned by GW and is, quite reasonably, being put to the best use for the University. This is why GW has often been the winner in conflicts with the FB Association - residents have a very weak negotiating position.
Some Foggy Bottom History:
When GW moved to the neighborhood begining in 1912, Foggy Bottom was not a destination community. Rather, the area was dominated by heavy industry along the waterfront, extending south from Georgetown. The houses of Foggy Bottom, predominately 2 story row houses, are unremarkable architecturally because the neighborhood was built as a community for the local working-class laborers. Only with the decline of industry along the Potomac did the value of the neighborhood begin to rise, and it wasn't until the 1980's that Foggy Bottom began to develop into a destination community. The single most crucial factor in raising the property vaules of the neighborhood and changing it's character is it's proximity to a University. Had GW not developed between Downtown and Foggy Bottom, the area would no doubt be a hodge-podge of characterless commercial and residential developments much like the West End. The asset Foggy Bottom residents are so quick to defend is the direct result of the University they so despise.
Before local residents get all in a tizzy, yet again, about neighborhood development, they would do themselves well to realize the development planned for lot 54 is exactly what they need. The proposed retail will likely provide much needed services to residents, students will not be moving any closer to residential streets, and a number of tax-paying, adult renters will be moving in. Doubtless, however, residents will continue to complain in a vain effort to retain their island of suberbia in the heart of a city.
Excellent points all around, Ryan.
What I think perturbs many FoBo residents, especially the older ones who have lived there for decades, is that until the early- to mid-'90s, GW was seen more as a commuter school (or a school for students who couldn't get into Georgetown), with an emphasis on its graduate programs. Therefore, many of its students didn't necessarily live in the immediate neighborhood. It wasn't until Stephen Joel Trachtenberg took over that the school really started to expand and improve its undergraduate programs. Now, GW is seen as an attractive option to many prospective college students, and the school has expanded to meet this greater demand, thus pissing off many of the older neighbors.
Said neighbors, I'm sure, always take time out to write GW a thank-you note every time they get their real estate assessments, which must rise every year. I know it's true of rental prices in the area. The one-bedroom apartment I rented in college (circa 1995-97), in the somewhat shabby Colonial Arms building on 26th Street, I think cost $750 a month. Now I see apartments in that building going for way more than double that when perusing the Post's classifieds.
And yes, I realize it's pretty silly to compare the rental prices of 1997 and 2005, since they've gone up in every neighborhood. But I seem to recall them skyrocketing as soon as I left right after graduation, and they never stopped going up, up, up.
I'm done now, I promise.
Great points about GWU's massive hold on land and its impact on the property values in the neighborhood.
Looking at the ULI panel assessment of the site, it's interesting to see that they recommend market-rate apartments facing I Street. Many of the comments refer to the acrimonious relationship between the university and neighborhood residents. Who then is the market for these apartments? Any thoughts?
Given the location of Square 54, isn't it "on campus"? Doesn't it make sense to let GW develop the plot how it sees fit? That said, the mixed use office/retail/grocery store plan looks interesting, but I think GW should be able to put classrooms or dorms there if it wants.
Although relations between the Foggy Bottom Association and GW are poor, not all the residents in the neighborhood are so opposed to the University. I'd be interested in seeing what percentage of the area residents are under 30 because as GW has become a more residential Uni. a lot of students have moved into the surrounding neighborhood (probably the single greatest source of frustration for older residents).
With apartment vacancies so low in DC I don't think they'll have any difficulty in finding tenants. I would bet on a lot of late 20's and early 30's professionals - I imagine lots of lawyers and consultants eager to live near Georgetown and Downtown.
Ryan had great comments. As a recent (2 months ago) GW grad, I do, however, take issue with the fact that he has faith that GW will do what's in the best interest of its students. It seems far more likely, in my opinion, that it will do what's in th best interests of its coffers. GW student have faced a critical classroom space shortage for two years now: where does educational space fit into their plans for the undeveloped lot?
TC -
Congrats! I'm a GW grad myself, 2004 baby!
It's not that I think GW will do what's in the best interest of it's students, which they hardly ever do. I think they'll do what's most "strategic" for the Uni., IE go for a profitable rental property over much-need classroom space.
trader joe's 25th and pennsylvania avenue nw.
GWU will get whatever they want. no surprise, they always do. screw the neighborhood activists, those lunatics.