Housing Complex

1,000-Car Garage Today, Apartments Tomorrow?

To the extent that Paul Millstein and cars have been mentioned in the same sentence by members of the public in recent months, it's usually something along the lines of "Paul Millstein wants to take away my car" or "Paul Millstein's trying to make it impossible for me to park my car." The developer with Douglas Development has taken heat from Tenleytown residents for his plan to construct a mixed-use residential/retail building on the site of the defunct Wisconsin Avenue Babe's Billiards, without any off-street parking.

Those residents may be surprised to learn that the same Paul Millstein is in the process of building a 1,000-car garage on New York Avenue NE. It's part of Douglas' redevelopment of the Hecht Company Warehouse at 1401 New York Avenue NE into a huge mixed-use retail and office complex. Millstein says the likeliest lessee would be the General Services Administration, which manages the federal government's office real estate. And to "compete for suburban GSA users," it's necessary to build parking. A lot of parking.

Millstein mentioned the idea to Office of Planning Director Harriet Tregoning, known for her advocacy of multi-modal transportation and her work to remove certain minimum parking requirements for new buildings as part of the rewrite of the zoning code. Her reaction was not surprising.

"She said, 'I hate that you're building a 1,000-car garage,'" Millstein recalls. "So she said, 'How about you build it so in 10 years you can repurpose it?'"

Millstein was intrigued. And so Douglas is building the garage "taller and heavier" so that it can be converted to residential units in the future. If demand for apartments in the area goes up and demand for parking goes down, Millstein says, the perimeter of the garage will become residential units, surrounding a core of parking. "And if they bring a Metro stop there, we'll get rid of all the parking," he says.

"A parking structure is often built in a way that it can’t be easily reused," says Tregoning. "If we’re not certain about the future, we have to be flexible. So that’s a great example of someone trying to do that."

Tregoning says that traditionally, D.C.'s real estate has been flexible, with housing stock that can be repurposed on the inside for various uses while maintaining its exterior appearance. Only recently, she says, have "purpose-built structures" proliferated, leading to vacant Walmarts and other buildings around the country that are hard to convert to new uses.

Millstein expects the garage, which is already under construction, to deliver in August. He says no one has ever built an intentionally convertible garage like this before. Tregoning is likewise unaware of parking structures built specifically to be convertible to residential units.

But, she says, "we’re not afraid of trying to be the first to do something."

Rendering of the Hecht complex from Douglas Development

Comments

  1. #1

    Millstein's quote about moving a metro stop to that location is a real head scratcher. Surely he's aware that there is no existing metro line nearby.

    It reminds me of when Sascha Baron Cohen, in character as Ali G, asks an anti-terrorism expert -- what's to stop a terrorist from highjacking a train and crashing it into the White House?

  2. #2

    @huh: my thoughts exactly! Plus, this being DC, I wonder if the increase in cost to build the garage this way is being offset by the DC government in some other fashion (tax credits, etc.).

  3. #3

    Guys, this is very long-range planning. This location is not so far from the NY Ave. Metro that continuing population growth might not bring some demand for residential to the area. It's not a given, but it could happen. Additionally, in some of the very-long-range Metro options, a line shooting off from Union Station and serving parts of NE (like Trinidad and heading NNE) has been floated. I like the idea of leaving their options open, since they can in this case. We're converting a warehouse to a parking and office structure that could one day be residential...that's pretty cool!

  4. Chris in Eckington
    #4

    There a railyway line right of way directly across the street. It's not inconceivable to run another Metro line along that right of way from Uniont Station out to Bladensburg some day, much as the Red line follows the raily right of way up to Silver Spring, or even easier, just add a MARC stop there in Ivy City.

  5. #5

    Yeah...I agree. It's not inconceivable to have a metro stop there. Certainly the street car network could make a pass.

  6. #6

    A Metro line is already very close to NY Ave, i.e., Galluadette. Should gentrification of NY Ave require such, I'm sure Metro will step up to the plate.

  7. #7

    I'd put money on a MARC station long before anything from WMATA could or would come out this way.

  8. #8

    I agree with Mrs. D and Chris in Eckington. I think it's just a matter of change that people aren't seeing eye to eye on here when it could be easily remedied if they did more research!

  9. #9

    I completely agree with the comments above. It's certainly not inconceivable to put a metro there. Another example of people not being on the same page on things, clearly!

  10. #10

    Properly sized 2 car garage plans will add value to your home, save you a lot of future aggravation and could save you some money.

  11. #11

    Thanks for the totally relevant advice, British spambot!

  12. #12

    Nice Blog. Thanks for the article.

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