Living
Helping transform city’s living landscape
Developer, Universal Gear owner Franco puts his passions to work
David Franco (Blade photo by Michael Key)
Last week was the anniversary of the 1968 riots in D.C., following the assassination of Dr. Martin Luther King, Jr., in Memphis. The ensuing five days of destruction that befell Washington and filled the sky with smoke scarred the city’s landscape for decades and cut a hole in the heart of commerce through the prominent local retail districts of the era.
Washington neighborhoods hollowed out by looting and fires are only now beginning to fully finish recovering as commercial and residential real estate development repurposes the remaining empty buildings and reconstructs many of the last vacant lots across a wide swath of the city. Nowhere has this transformation been more dramatic than along the 14th Street, N.W., commercial corridor, as it intersects with U Street and stretches northward into Columbia Heights.
It is in this area that long-time community entrepreneur and local businessman and real estate developer David Franco continues to have a significant impact on a still rapidly evolving landscape. Uppermost in his mind has been this guiding principle: “How can I impact the community by creating a positive environment and contribute effective change in a concentrated area?”
A Washington-area native and lifelong resident, Franco recalls his father vividly detailing the riots of 44 years ago. Now 47, he remembers the pride and gratitude in the recounting of customers driving to the family-owned clothing store in downtown Washington at 12th and G streets, now a Macy’s department store in the former Hecht’s building, to stand in front waving on potential looters. Appreciative of the years of dedicated customer service conveyed to generations of families, “not this place” they implored in defending the business. The store remained untouched throughout the extended melee of anger and frustration.
Franco grew up understanding firsthand the importance of providing attentive and personalized customer service and engendering this type of loyalty. He would later infuse his own business activities with building relationships in the marketplace. A strong sense of ethics, a spirit of community-mindedness and dedication to the client experience and product provided were to become the trademarks of his future endeavors.
Following a three-year stint at the University of Maryland where he studied architecture, business and urban affairs, Franco continued working with the family enterprise, a successful local chain of discount department stores, until 1989. It was then that he became one of the investors backing the management team at the iconic nightclub Tracks that would dominate the gay dance scene through the next decade. He also partnered with the group in opening Trumpets restaurant and lounge on the 17th Street dining and entertainment strip near Dupont Circle.
Soon after, during the April 1993 weekend of the national March on Washington for Lesbian, Gay and Bi Equal Rights and Liberation, Franco would launch a clothing and accessories store with then business partner and commercial interior designer Keith Clark.
Universal Gear, located above Trumpets in a street level retail space at the corner of 17th and Q streets, quickly skyrocketed in popularity, outfitting many a gay man casually attired for work, play or the gym. The store would soon expand into a second level, nearly doubling in size with a complete interior renovation and striking new layout.
Franco would later explore market opportunities with since discontinued stores in Atlanta and Chicago’s Boystown, as well as opening a thriving Manhattan store in the heart of Chelsea and another in Rehoboth Beach. Universal Gear is adding a second New York location early next month in the trendy Hell’s Kitchen midtown west neighborhood at 9th Avenue and 49th Street.
In tandem with his development activities in the 14th and U area and following his customer base eastward, the local Universal Gear relocated to 14th and P streets in November 2007, becoming an expansive new neighborhood retail anchor.
David Franco (Blade photo by Michael Key)
Franco had earlier discovered that his passion for architecture and urban planning would lead him to residential real estate development, first renovating and marketing a 12-unit condo building on Chapin Street in Columbia Heights with business partner Jeff Blum, with whom he co-founded Level 2 Development. Excited by the then-booming pre-recession housing market, they started looking around for additional opportunities and set their sights on developing a larger project.
A Scorpio, Franco admits to “loving a challenge.”
This led Franco and Blum to undertake one of the largest and most prominent residential development projects along 14th Street.
Located at Florida Avenue and standing as the gateway at the sloping incline into adjoining Columbia Heights, the massive View 14 building and its 185 rental units and 30,000 sq. ft. of ground floor retail space – replacing an auto repair garage and an unattractive array of satellite dishes and communication towers – became a harbinger and symbol of extensive change in the area. David calls one of the penthouse units with a south-facing pinnacle terrace overlooking the area home.
Construction cranes are once again jutting into the sky along the high-density thoroughfare. The outline of a large glass-clad apartment building across the street from View 14, originally designed by Level 2 and subsequently sold to another firm for construction following initial planning, is quickly progressing toward completion.
Level 2 Development will next begin construction of a 144-unit studio and one-bedroom apartment project on 14th Street at Wallach Place, only steps south of U Street. Groundbreaking for the yet to be named project, located at 1919 14th St., will signal the Level 2 duo’s next project in the District, undertaken in association with Keener-Squire Properties.
The long road to project approval was not an easy one, according to Franco. He compares the process to the infamously cumbersome regulatory obstacles experienced by restaurant and bar owners under the city’s liquor licensing regimen.
Acknowledging that some neighborhood residents are often skeptical regardless of the track record of a local business, he notes that an “overabundant sense of empowerment” by small numbers of frequently ill-informed neighborhood opponents of change and small citizens groups requires advance calculation of the substantial expense for both hard and soft costs related to project delays and extensive round-robin negotiations. This results in higher rental or sale prices and can endanger project viability.
Underscoring how challenging a place the District can be to conduct business, Franco longs for local entrepreneurs to be respected as shared stakeholders. He points out that better cooperation would yield greater benefits for all.
Franco does not hesitate to confirm that a new ethos has taken hold for housing construction and resident lifestyles in the most vibrant and developing areas of the city. “We’re betting the ranch on it,” he offers, describing a distinct consumer preference for smaller home environs with modern finishes and amenities designed for a diverse demography drawn to a life largely experienced outside the front door.
“That’s how we live now,” he adds, identifying retail stores and shops of all types, dining and entertainment destinations and social watering holes as current interactive magnets and contemporary gathering places. Franco points out that demand for such community spots will likely continue to outpace capacity as the area – already experiencing the city’s greatest growth and a dramatic recent double-digit percentage population increase – adds more than 3,000 new residents in the next year.
David Franco (Blade photo by Michael Key)
Despite the business hurdles and regulatory obstacles, Franco remains committed to pursuing additional projects and public/private partnerships with and in the city he loves and lives. Enlivened by the development process and passionate about the results is what continues to motivate and inspire his efforts to play an ongoing role in the creation of a livable and engaging urban environment.
Mark Lee is a local small business manager and long-time community business advocate. Reach him at [email protected].
Large SUVs are fine for long-distance travel. But in the city? Not so much.
That’s where subcompacts come in. They fit anywhere. Yet they often remind me of sensible shoes: practical, dependable and kinda dull.
Now, though, more and more small crossovers are starting to channel their inner Christian Louboutin. Stylish. Sassy. And with some swagger to make things interesting.
CHEVROLET TRAX
$22,000
MPG: 28 city/32 highway
0 to 60 mph: 9.1 seconds
Cargo space: 54.1 cu. ft.
PROS: Affordable. Updated. Roomier than expected.
CONS: So-so acceleration. No all-wheel drive. Some road noise.
The Chevrolet Trax has undergone a stunning redo. Longer. Lower. Sharper. And more muscular — especially in sporty trims like the RS, which adds darker accents and a bit of attitude.
It’s like watching an understudy get a breakout moment.
Under the hood sits a three-cylinder turbo. No, that’s not NASCAR material, but it’s perfectly adequate for daily life. Around town, the Trax felt light, easy to maneuver and surprisingly smooth. While I wasn’t going to be chasing lap times like Brad Pitt in “F1,” this pint-sized SUV kept up with traffic comfortably.
Another plus: Chevy re-tuned the suspension. Rough pavement softens. Long drives are relaxed.
Inside, the dashboard is more upscale than the price tag suggests. A large infotainment display dominates the center stack, and wireless smartphone connectivity is standard. Rear passenger room is generous thanks to the longer wheelbase, and cargo space is decent.
Inexpensive, yes. And now stylish enough to earn an ovation.
MAZDA CX-30
$26,000
MPG: 24 city/31 highway
0 to 60 mph: 8.0 seconds
Cargo space: 45.2 cu. ft.
PROS: Sexy exterior. Chic cabin. Sporty handling.
CONS: Limited rear visibility. Smallish cargo area.
Mazda has mastered the art of making affordable cars feel expensive, and the CX-30 might be its best performance yet. Sculpted curves. Dramatic fenders. Rich paint colors that shimmer under sunlight. Park this crossover next to competitors and it looks like it wandered in from a more upscale showroom.
The base four-cylinder engine is lively enough. But the real fun starts with the optional turbo. Press the throttle and the CX-30 surges forward with gusto, whipping you from 0 to 60 mph in as little as 5.9 seconds. Suddenly, merging onto the highway feels less like commuting and more like making an entrance worthy of Lady Gaga.
Handling also shines, with sharp steering, minimal body roll and controlled cornering. To me, the CX-30 is one of the few small rides that genuinely rewards enthusiastic driving.
Inside, the cabin feels premium. Soft-touch materials, elegant stitching and a minimalist dashboard create a refined atmosphere.
There are tradeoffs. Backseat legroom is tighter than some rivals, and outward visibility can feel limited due to the thick roof pillars.
But if you enjoy driving — really enjoy it — the CX-30 stands apart.
VOLVO XC40
$40,000
MPG: 23 city/30 highway
0 to 60 mph: 8.1 seconds
Cargo space: 57.5 cu. ft.
PROS: Euro styling. High-quality materials. Top safety gear.
CONS: Bit jarring over potholes. Average fuel economy.
For a more sophisticated look, there’s the Volvo XC40. Crisp lines. Upright stance. Signature “Thor’s hammer” LED headlights that give the front-end an unmistakable presence.
Under the hood, the XC40 pairs a four-cylinder turbo with standard all-wheel drive. While the XC 40 won’t outrun a true sports car, it moves with purpose. Think quiet confidence — like Jodie Foster in practically all her movies.
The ride balances comfort and composure nicely. Firm enough for zigzagging through congested traffic, but smooth enough to endure long highway drives.
Inside, the cabin is modern, airy and beautifully assembled. Volvo uses soft textiles, brushed metal and minimalist trim pieces to create an upscale aura. The vertically oriented touchscreen integrates Google apps, like Maps and Assistant. Once you get used to it, the system feels intuitive and tech-forward.
Volvo also excels at clever practicality. Door pockets are enormous. There’s even a removable trash bin in the center console.
While the XC40 may cost more than its mainstream rivals, it offers something they can’t quite replicate. Effortless cool.
In September 2024, I wrote about the District’s Lead-Free D.C. initiative, an ambitious effort to remove lead pipes and make drinking water safer for every resident in our city. Since that original article, a number of important developments have taken shape that affect everyone living in the District. Key drivers in the legal landscape surrounding this issue such as disclosure, testing, and infrastructure planning have been sharpened. The city’s sweeping pipe replacement efforts are continuing to evolve against the backdrop of broader federal drinking-water rules and funding changes.
What was once largely public health conversation for the future is now a practical reality for many property owners and renters. The water service line replacement project has moved from planning and is presently underway throughout the city.
Elevated levels of lead in drinking water is a perplexing challenge in many U.S cities. Researchers documented elevated lead levels in D.C.’s water system more than two decades ago, spotlighting how old infrastructure can pose a hidden health risk even in one of America’s wealthiest cities. Local leaders responded with pipe replacement plans that have continued in the years since.
The Lead-Free D.C. initiative remains the central effort to reduce that risk by replacing water supply lines. These are the pipes that carry water to your home or rental property from the street. D.C. Water estimates that tens of thousands of lead or galvanized service lines still exist in the city and must be systematically replaced to eliminate this exposure.
What Has Changed Since September 2024
Over the past 18 months, several shifts have rippled through policy, practice, and the daily experience of both landlords and tenants:
- Local Disclosure and Tenant Rights: The city has strengthened disclosure requirements. Today, property owners are expected to provide clear written disclosures about known lead service lines, any testing that has been done, and records of past replacements. Tenants also have the right to request lead testing of their tap water, and landlords are responsible for ordering and passing along the test kit, and are required by law to share results with tenants when requested.This reflects an ongoing push toward transparency and an informed occupancy.
- Pipeline Replacement Planning: D.C. Water and the District Government are continuing to roll out their block-by-block lead service line replacement work, with construction schedules publicly available through a Lead-Free D.C. construction dashboard. The goal is to remove by 2030 all lead service lines on both the public and private side, though timelines and funding mechanisms are still being refined as the work continues. D.C.’s Lead-Free DC initiative stipulates that DC Water is responsible to replace the public portion of a lead service line at no cost to the property owners. This is the section running from the water main under the street to the property owner’s lot line. When DC Water is already replacing the public side as part of a scheduled infrastructure project, it will also offer to replace the private-side service line (into the building) at no cost to the owner, as long as the owner grants access and signs a right-of-entry agreement. In these cases, DC Water pays the contractor directly, and the entire lead service line is removed in one coordinated effort.
When no public-side project is scheduled, owners may still qualify for full private-side replacement coverage through the District’s Lead Pipe Replacement Assistance Program (LPRAP). If approved, the program covers the cost of replacing the private-side lead pipe, with funds paid directly to the contractor. Property owners are typically responsible for selecting the contractor, coordinating the work, and covering any costs outside the approved scope of work. Funding is subject to availability, and eligible applicants may be placed on a waiting list depending on annual program budgets.
- Implementation Best Practices: To avoid challenges and misunderstandings regarding the responsibilities during such a significant undertaking, fully investigating the program and how it works is a good first start as is regular and clear communications.
It’s helpful for both property owners and residents to have a clear understanding of what D.C. Water and construction crews will be doing during a lead service line replacement and what follow-up work may remain once the project is complete. Like any major infrastructure upgrade, the process can involve temporary water shutoffs, excavation around the building, and some restoration afterward, such as repairing landscaping or sections of sidewalk. While these short-term disruptions can be inconvenient, they’re a normal and necessary part of modernizing the city’s water system and ensuring safer drinking water for the long term.
- Federal Drinking Water Rules: On the national stage, the U.S. Environmental Protection Agency (EPA) finalized in October 2024 the Lead and Copper Rule Improvements (LCRI). The LCRI requires public water systems across the country to inventory and plan to replace lead service lines, and to remove all lead pipes within about a decade. It also strengthens testing, monitoring, and public notification requirements and lowers the action level for lead exposure, building on earlier revisions to the Lead and Copper Rule.
While these federal changes do not rewrite Washington, D.C.’s specific legal requirements for landlords and tenants, they do help shape funding opportunities, compliance expectations, and the broader national push to eliminate lead plumbing, which can affect utilities, state programs, and local infrastructure planning.
Federal drinking water regulations are subject to administrative review, litigation, and potential revisions as presidential administrations change. While the EPA’s 2024 Lead and Copper Rule Improvements remain in effect as of this writing, aspects of implementation, enforcement timelines, or funding mechanisms may evolve through future rulemaking, court decisions, or congressional action. These federal rules do not override Washington, D.C.’s independent authority to adopt and enforce its own public health, housing, and water safety requirements, which continue to govern landlord and tenant obligations within the District regardless of federal regulatory shifts.
What Landlords Should Know
For landlords in D.C., these evolving expectations matter in 3 key ways:
- Disclosure Is Now a Must: You are expected to provide prospective tenants with upfront information about lead service lines, known test results, and replacement history before lease signing. Existing tenants must also be informed if you learn anything new about the plumbing system.
- Testing Should Be Welcomed, Not Avoided: When tenants request a lead water test, you’re now required to provide D.C. Water’s approved kit and cooperate with the process. The test results give both sides clear information about water quality and whether additional remediation is advisable.
- Capital Investment May Be Unavoidable: Even if much of the public-side work is funded by D.C. Water, private-side service line replacement costs and restoration work may still fall to the property owner if the home still has lead service lines. Planning for both the expense and the logistics is key to be able to take advantage of this program being offered to D.C. homeowners.
What This Means for Tenants
For renters, the changes bring clearer rights and fewer unknowns. Tenants no longer have to guess whether lead pipes serve their home; they can request testing, receive timely results, and rely on official disclosures when deciding where to live and how to protect their health.
Transparent communication with the landlord, responsiveness to testing requests, and participation in replacement programs turn regulatory requirements into real-world safeguards. In that way, landlord action directly shapes tenant trust, housing stability, and long-term public health outcomes.
At a moment when the District is investing heavily in its infrastructure, landlords who plan ahead and participate help to ensure that these public resources translate into safer housing, stronger neighborhoods, and a city better equipped for the future.
Why This Still Matters
Lead-free water shouldn’t be a luxury. Continued investment by federal and local governments in Washington, D.C.’s water infrastructure reflects a shared commitment to the city’s long-term health and livability. Modernizing service lines helps ensure that people can raise families here, age in place, and remain part of their communities without the added health concerns associated with lead exposure.
Landlords who take the time now to understand, disclose, and plan for lead service line replacement not only comply with evolving expectations, but they also strengthen the long-term value and marketability of their properties.
Scott Bloom is owner and senior property manager of Columbia Property Management.
As the days grow longer and buyers re-emerge from winter hibernation, the spring market consistently proves to be one of the strongest times of year to sell a home. Increased inventory, motivated buyers, and picture-perfect curb appeal make it a prime window for homeowners ready to list.
The good news? Preparing your home for spring doesn’t require a full renovation or a contractor on speed dial. A few thoughtful, cost-effective updates can dramatically elevate your home’s appeal and market value.
Here are smart, inexpensive ways to get your property market-ready:
Fresh Paint: The Highest Return on a Small Investment
Few improvements transform a home as quickly and affordably as paint. Neutral tones remain the gold standard, but today’s buyers are gravitating toward warmer tan hues that create an inviting, elevated feel without overwhelming a space. Soft sandy beiges and warm greige-leaning tans provide a clean backdrop that photographs beautifully and allows buyers to envision their own furnishings in the home.
Freshly painted walls signal care and maintenance — two qualities buyers subconsciously look for when touring properties.
Removable Wallpaper: Style Without Commitment
For homeowners wanting to introduce personality without permanence, removable wallpaper offers a stylish solution. A subtle textured pattern in a powder room, a soft botanical print in a bedroom, or a modern geometric accent wall can add depth and character. Because it’s easily removed, it appeals to both sellers and buyers — creating visual interest without long-term risk.
Upgrade Light Fixtures for Instant Modernization
Outdated lighting can age a home instantly. Swapping builder-grade fixtures for modern, streamlined options is one of the simplest ways to refresh a space. Consider warm metallic finishes or matte black accents to create a cohesive, updated look. Proper lighting not only enhances aesthetics but also ensures your home feels bright and welcoming during showings.
Elevate Curb Appeal: First Impressions Matter Most
Spring buyers often decide how they feel about a home before they ever step inside. Refreshing curb appeal doesn’t require major landscaping. Simple updates such as fresh mulch, trimmed shrubs, seasonal flowers, a newly painted front door, and updated house numbers can dramatically improve first impressions. Power washing the driveway and walkways also delivers a clean, well-maintained appearance for minimal cost. Even if you don’t have a curb to appeal- think potted plants on your patio, balcony and change out your door mat.
Deep Clean & Declutter (Seriously, It Matters)
A deep, top-to-bottom cleaning is basically free and one of the most impactful things you can do. Scrub floors, windows, grout, baseboards, appliances, bathrooms, and everything in between. Don’t forget to clean windows inside and out — natural light is a huge selling point. Declutter by packing up excess stuff, clearing off countertops, and minimizing personal items so buyers can see the space, not your life.
Let the Light Shine
Make your home feel bright and inviting by cleaning windows, opening blinds, and replacing dark or dated light fixtures with contemporary, budget-friendly options. Swapping in LED bulbs offers brighter light and lower utility costs — a small change that buyers appreciate. Pro tip: I always recommend removing widow screens to allow as much light in as possible
Neutralize Scents
Make sure the home smells fresh. Neutralizing odors — whether from pets, cooking, or moisture — creates a clean, welcoming atmosphere. Light natural scents like citrus or subtle florals can be inviting during showings. Think of how your favorite hotel smells and go for that.
Spring market rewards preparation. By focusing on high-impact, low-cost improvements, sellers can position their homes to stand out in a competitive environment. With thoughtful updates and strategic presentation, homeowners can maximize both buyer interest and potential sale price — all without overextending their renovation budget.
As activity increases and inventory begins to rise, now is the time to prepare. A little polish today can translate into significant results tomorrow.
Justin Noble is a Real Estate professional with Sotheby’s International Realty Servicing Washington D.C., Maryland, and the beaches of Delaware.
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