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14th in flux

Rampant construction expected to bring hundreds of renters to Logan, beyond

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A new apartment building being built across from the Black Cat on 14th Street NW in Washington. (Blade photo by Michael Key)

Construction on 14th Street N.W. in Washington is nothing new — anyone who frequents the uber-gay area has been seeing chain-link fences, closed sidewalks and cranes for months as various massive projects are underway. But with ground now broken for the Louis, the former Utopia spot at 14th and U that will be a mixed-use space featuring 267 new apartments and 30,000 square feet of retail street-level space, it feels like the whole stretch is one massive construction zone from about R to W.

With so many projects underway at once, what effect will all this ultimately have on the street? And what exactly is planned at each spot?

It’s an unusual part of town in the sense that past Thomas Circle and the downtown area, 14th varies extensively in character and nature. Much denser with commercial business than its 13th or 15th street neighbors, 14th encompasses parts of three different neighborhoods (Logan, Columbia Heights and the U Street corridor), several ANC zones and two city wards (one and two). It’s also a street that has seen massive change in the last decade. And if all the construction seems rather sudden, long-time residents and those following city zoning news know these projects have all been in the works for years. Much of the simultaneous ground breaking is due to financing now being more readily available than it was in the few years just after the 2008 stock market crash.

“Those of us who live here have known about these projects for five to six years,” says Ramon Estrada, the 2B09 ANC commissioner that encompasses part of the street. “When a project is approved by zoning, they have a two-year window but for some of these projects, that hit right in the middle of the recessions so they asked the ANC for extensions. We wanted these projects to be built so all we had to do was re-approve them.”

Among the projects underway are:

  • The aforementioned Louis, a mixed-use project that will replace the Taco Bell/KFC and other shops formerly on the west side of 14th Street just south of U. The project, according to developer JBG, will be a nine-story, 267-unit apartment building with street-level retail space. JGB partnered with developer Georgetown Strategic Capital after their original plans stalled (the project was originally called Utopia). Construction started in February. JB and Georgetown Strategic Capital are working with architect Eric Colbert & Associates and interior designor Cecconi Simone on the project, according to Urban Turf, a site that monitors new condos and apartments coming to D.C.
  • District Condos, another JBG project, is a 125-unit residential project being built at the corner of 14th and S, according to Urban Turf and other sources. This is the spot that was formerly a Whitman-Walker AIDS drop-in clinic. Originally planned as condos, the building will now be studio, one- and two-bedroom apartments.
  • The massive Jefferson 14W project (Jefferson14w.com), a Perseus Realty and Jefferson Apartment Group project at 14th and W N.W. that will have 231 apartments, a 40,000 square-foot YMCA and 10,000 square feet of street-level retail that’s slated to be finished by fall.
  • At 14th and Belmont (the 2400 block), a nine-story highrise that, according to the Prince of Petworth blog, will be 255 condos, street-level retail with underground parking and other amenities. This spot was formerly the Nehemiah Strip Mall.
  • View 14 (view14.com) has been finished since 2010 (and has been sold) but still has retail space for rent and represents the new wave of development on the street. The 185-unit building was originally planned as condos but is now rental apartments.
  • Level 2 Development plans a seven-story, 144-unit condo building at 1905 and 191714th Street, by the Carpet & Furniture shop. This project is more in the planning stage and has met with some opposition from residents.
  • Two condo buildings are going in at14th and R — one in the Verizon building, the other in the former auto repair shop beside Miss Pixie’s. Look for between 30 and 40 condos in each.

Several gay D.C. residents the Blade spoke with said the changes are mostly positive.

“I think first of all on the14th Street corridor there was just enough land available for some of these really cool projects,” says Evan Johnson, a local Realtor who’s gay and has an eponymous real estate group. “Whether they’re apartments or condos, I’d obviously prefer condos since I’m in the sales side, but either way, the more residents it brings in, that brings the opportunity build more stores … I think it provides a tremendous opportunity to clean up some of the older buildings that needed attention and it’s still close enough to Dupont and Logan … that it’s a highly sought-after area. I don’t see any real negative impact.”

As the projects were being considered, City Councilmember Jim Graham (Ward 1) said he had some concerns, but they’ve been addressed.

“I’m certainly glad we’re keeping the post office,” Grahm, who’s openly gay, says. “They will have ground floor space with street access at the Reeve building. I welcome all this new activity because we have worked very hard and very successfully to keep our low income housing. Many of the big buildings north of Florida Avenue are low income apartment buildings which we have not only preserved, but they’ve also been rehabilitated all the way north of the Target. We haven’t lost that diversity and that’s very important as we welcome new people into the area.”

Tim Christensen, president of the Logan Circle Community Association and a Logan resident since 1989, says there are some concerns Logan residents have such as parking restrictions and extended hours for liquor sales, but he’s been active in voicing his concerns and those of his neighbors with their ANC elected officials.

“I’m a huge fan of mixed-use development and we’ve seen a lot of it in Logan through the years,” Christensen, who’s gay, says. “I think one of the biggest challenges for our businesses will be making sure they have enough foot traffic throughout the daytime on Mondays through Fridays. They’re fine in the evenings and on weekends when you have a lot of foot traffic, but if it’s very quiet in these areas during the work week, that can really mean the difference between success and failure for some of our businesses.”

And as for the hustle and bustle of the actual construction? Estrada says he hasn’t heard any significant grumbling about it.

“I think it’s just a temporary inconvenience. All of these neighbors are aware of the extent of how big these projects are so I think everybody is dealing with it just fine. I haven’t received any complaints.”

And why are so many rentals over condos? The reasons, observers say, are complicated. According to Mark Wellborn, editor-in-chief of Urban Turf, large projects have to meet certain sale/percentage benchmarks with non-government financing before they can proceed. Since government-backed financing through entities like FHA, Fannie Mae and Freddie Mac are how most buyers proceed, that can stymie construction. Projects with rentals don’t have the same requirements.

Observers predict the apartments, once finished, will rent for about $2,500 a month for a one-bedroom and will bring a 15-18 percent increase in residents to the area likely to match a similar spike the area saw since the 2000 census. The new residents are not expected to drastically alter the percentage of LGBT residents in Logan or Columbia Heights.

“I think it will be good for gay people overall,” Graham says.

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Advice

Should I divorce my catty gay friend group?

They’re mean but I’m afraid to be alone

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(Image by Andrew Rybalko/Bigstock)

Hi Michael,

When is it worth stopping being friends with someone, or more than one person?

Lately I feel like my friends aren’t being very nice to me. In fact it reminds me of high school, and junior high school, when I was being bullied.

I’m not the most attractive in the group, I know that. They are always ribbing me about not working out enough or that I should get a hair transplant (I am balding) or making fun of the way I dress. I am not that stylish, I just don’t have a good sense for clothes. I thought about asking for some advice but I worry that would just lead to more mocking.

That I am not having as much sex as they are—it’s actually my preference, but of course I get comments about not being able to get someone to hook up with because of my appearance, clothes, low-key personality etc.

As I’m writing this I could go on and on. I think I’ve just tried laughing with them or ignoring it, but it does really get to me. 

There’s a standard in this town that I know I don’t fit. Great body, handsome face, overall hot, witty and sarcastic sense of humor, make a lot of money in some impressive job. I am sure you know the type I am describing. 

Some of the things I can’t help (appearance), some I don’t really want to fix (hooking up a lot). My brother died of an overdose so I don’t use drugs or alcohol, which, no surprise, evokes more judgment. 

My job is my job, I like it a lot and it is meaningful to me but I’m never going to be rich.  

The problem with that is, all my friends like to take a lot of expensive vacations. I can go on some but not on all. When we go I am watching my expenses, which provokes more judgment and jokes, always delivered as if they are “kidding” but it hurts.

I started off by saying I feel like I’m back to being a bullied kid. You know, laugh it off so that they don’t see you crying. But it doesn’t feel like I am respecting myself when I do that.

If I speak up and ask them to stop, I just get more jokes. I am NOT taken seriously.

The idea of walking away is scary, though. Who else would I have to spend my weekends with? I am afraid of being lonely. 

I could write more but I think I’m conveying why I am feeling pretty hopeless about these friendships.

Michael replies:

I think it’s a bad idea to spend time with people who are mean or abusive toward you.

But before you walk away from your friend group, do you think it’s worth talking to them, individually, or as a group? In a serious way, without joking, laughing, or minimizing your pain so as not to make them uncomfortable. 

Their behavior sounds very junior high school, but they are adults. Telling them how their behavior affects you might lead them to confront themselves, but it might not.

You didn’t write anything about what you actually like about these friends. Is it just that they allow you to spend time with them? Or do they have some good qualities? Getting clear about this would help you figure out if you want to push for change here.

I know what you mean about “the standard” in D.C. (and very likely in other locations).  I hear from clients over and over about the hierarchy of attractiveness and success. When people don’t feel they measure up, it is easy to feel less-than, and invisible. 

There are lots of reasons why gay men can be mean to other gay men. (Of course, everyone can be mean, and for all sorts of reasons). One biggie: it’s nice to feel like part of the in-crowd, after growing up feeling like an outcast. But this means establishing a pecking order so that there are others to look down on and exclude. It’s understandable, all too common, and unkind.

It’s also true that the heterosexual world tends to value beauty in women and financial success in men. Gay men hit themselves with a double whammy, glorifying both.

Still, you’re not going to single-handedly change the problematic aspects of gay culture.  You may be able to influence some of your friends, however. That remains to be seen, and would take some courage on your part if you want to tackle that.

It does sound like it’s time for you to make some new friends. This may seem even more scary than speaking up to the friends you have, but it also might give you a sense that you are taking control of your life.   

True, in D.C. (and elsewhere), there are a lot of gay men focused on the attributes you say you lack. But “the scene” is not the only game in town. There also have to be a good number of guys out there who are looking for other qualities that you may possess, and that you may also admire in others. These are the people for you to find and befriend.

I can’t tell you exactly how to go about that. You’re going to have to be creative and try some new things. Activity groups, hobbies that involve other people, sports. You never know whom you might meet, where. Don’t forget that you might enjoy meeting and hanging out with people who aren’t gay, as well.

You didn’t mention anything about looking for love in your life. Maybe that’s not your interest; maybe you don’t feel like adequate partner material (if so, I hope you will work to challenge that belief); or maybe you’re doing just fine in that area. I don’t know.  But if you would like to find a good guy, I hope that widening your field will help.

Michael Radkowsky, Psy.D. is a licensed psychologist who works with couples and individuals in D.C., Maryland, Virginia, New York, and all PSYPACT states. He can be found online at michaelradkowsky.com. All identifying information has been changed for reasons of confidentiality. Have a question? Send it to [email protected].

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Real Estate

With gas prices soaring again, a staycation is a good plan

Home can be your personal retreat and your own private resort

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Retreat to your own deck or backyard for an affordable, stress-free staycation. (Photo by Artazum LLC/Bigstock)

When airfare costs more than your monthly utility bill and a weekend road trip requires a second mortgage just to fill the gas tank, many homeowners are discovering an unexpected luxury: the staycation.

A staycation isn’t settling for less—it’s reaping the benefits of one of the biggest investments you can make: your home. Much more than a place to sleep, it’s your personal retreat, your gathering place and, with a little preparation, your very own private resort.

Whether you own a single-family home, a townhouse, or a condo, creating a memorable staycation starts with appreciating what made you fall in love with your property in the first place.

Start with a home refresh. Think about checking into a beautiful vacation rental. It’s spotless, organized, and inviting. You can recreate that same feeling by spending a day preparing your home before your staycation officially begins.

Clear away clutter, deep clean the bathrooms and kitchen, wash the windows, and put fresh linens on every bed – even if you’re not expecting guests. Fluff the pillows, light a favorite candle, and place fresh flowers on the table. These small touches instantly make your home feel more luxurious.

If your budget allows, hiring a professional cleaning service can be one of the best staycation perquisites you make. After all, vacation should begin the moment you wake up and not after you’ve spent the day scrubbing floors.

Treat your staycation like a real trip. Set away messages on your phone and out of office notices on your email. Skip unnecessary chores for a few days. Giving yourself permission to relax may be the most valuable part of the entire experience.

One of the greatest advantages homeowners have over travelers is private outdoor living space. Whether it’s a spacious backyard, a screened porch, a rooftop terrace, or a cozy condo balcony, these areas can become the centerpiece of your staycation.

Stringing lights and adding comfortable seating, colorful planters, and outdoor rugs can completely transform the atmosphere without spending thousands of dollars. Add a portable fire pit, a tabletop fountain, or a hammock, and suddenly your backyard starts competing with many resorts.

Host an evening cookout, organize a game night, invite neighbors over for dessert, or gather around the fire pit for conversation after sunset. These simple moments often become the memories we treasure most.

Inside, transform your family room into a home theater complete with popcorn and comfortable blankets. Turn your breakfast room into a morning coffee café. Designate a quiet reading corner where phones are prohibited. Create a spa-like bathroom with plush towels, candles, bath salts, and relaxing music.

One of the highlights of traveling is experiencing new food. Instead of dining out every night, create themed dinners inspired by your favorite destinations. Prepare homemade Italian pasta one evening, Caribbean grilled seafood another, or a backyard Texas barbecue over the weekend. For a touch of whimsy, dress the part.

Pair each meal with music and libations from the region and enjoy dinner outdoors whenever possible. Suddenly, your dining room becomes part of the vacation experience instead of just another place to eat.

Families with children can turn a staycation into an adventure by seeing their home through a child’s eyes. Set up a backyard camping experience with a tent, flashlights, and s’mores around the fire pit. Transform the living room into an indoor campground complete with sleeping bags and a movie under a blanket “fort.” Organize a backyard Olympics with relay races, water balloon tosses, scavenger hunts, or miniature golf using household items. 

Encourage children to plan a family picnic in the backyard or on the patio, choose a theme for a movie marathon, or help prepare meals inspired by countries they’d like to visit someday. The goal is to create experiences your children will remember long after summer is over.

Enjoy the amenities you already pay for. Condominium communities and many planned neighborhoods offer amenities that residents often overlook.

Swimming pools, fitness centers, tennis and pickleball courts, walking trails, clubhouses, grilling stations, and community gardens are designed to enhance your lifestyle. During your staycation, make a point of exploring everything your community offers. You may discover you’ve been living beside your own private resort all along.

Real estate professionals often talk about resale value, appreciation, and return on investment. While those things certainly matter, there’s another return that’s harder to measure: the enjoyment you get from living in your home every day.

You don’t need a boarding pass to recharge. You don’t need a hotel reservation to make memories. Sometimes the perfect getaway is the one you already own.


Valerie M. Blake is a licensed Associate Broker in D.C., Maryland, and Virginia with RLAH @properties. Call or text her at 202-246-8602, email her at [email protected] or follow her on Facebook at TheRealst8ofAffairs.

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Autos

Hot hatchbacks: Honda Civic, Subaru Impreza

Two fun and functional rides

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Honda Civic

The latest Honda Civic hatchback and Subaru Impreza are two of the segment’s stars. Both offer sensible pricing, excellent utility and enough personality to avoid feeling like appliances.

The Civic is more polished. The Impreza, more rugged. Luckily, neither is trying to be obnoxiously flashy. 

HONDA CIVIC

$28,000

MPG: 30 city/38 highway

0 to 60 mph: 8.9 seconds

Cargo space: 24.5 cu. ft. 

PROS: Fuel efficient. Spacious cargo area. Good resale value.

CONS: No all-wheel drive. Fussy infotainment. Low rear headroom.

WHAT’S NEW: Only minor updates for 2026. The biggest change carries over from last year’s refresh: the addition of the hybrid, which has become a star performer. 

The Honda Civic hatchback won’t scream for attention. It won’t arrive wearing sequins and carrying a smoke machine. It’s more like Nomi Marks from “Sense8”: intelligent, sophisticated and impressively capable.

The styling remains handsome and clean. Long hood. Low roofline. Crisp lines everywhere.Honda resisted the urge to make this vehicle look like a spaceship or an angry robot. That’s refreshing.

Inside, the dashboard is simple and elegant. The honeycomb air-vent treatment remains one of the coolest interior details in the segment. Materials feel expensive. Controls are easy to understand. And visibility is excellent. 

I love how the cargo space is generous, with rear seats that fold flat. A bicycle, several suitcases or enough supplies for an ambitious weekend road trip fit without much hassle.

Then there’s the hybrid. The system produces a healthy amount of power while delivering fuel economy that borders on the absurd. Around town, handling feels smooth, quiet and surprisingly quick. You almost glide through traffic. The standard gasoline engine isn’t bad, but the hybrid is stellar.

The Civic also shines on twisty roads. Steering is precise. Body motions stay controlled. The suspension strikes a sweet balance between comfort and sportiness. 

Biggest weakness? No all-wheel drive. For drivers in snowy climates, that’s not so good. 

Still, the Civic’s stellar combination of efficiency, quality, and driving enjoyment remains incredibly hard to beat.

SUBARU IMPREZA

Subaru Impreza

$27,000

MPG: 27 city/33 highway

0 to 60 mph: 8.5 seconds

Cargo space: 20.4 cubic feet

PROS: All-wheel drive. User-friendly tech. Safety cred.

CONS: No hybrid version. Some road noise. Modest cargo room.

WHAT’S NEW: The Impreza receives relatively minor updates for 2026. Subaru continues refining this hatchback rather than reinventing it.

If the Honda Civic is urbane, the Subaru Impreza is unfussy. There’s a kind of Kristen Stewart energy here. Cool without trying too hard.

The styling isn’t dramatic, but it works. This hauler appears ready to tackle rain, snow, dirt roads or an impromptu weekend escape.

And all-wheel drive comes standard on every Impreza. (Most competitors only offer front-wheel drive or include all-wheel drive as a pricey option.)

The result: Slippery roads simply don’t create much anxiety. The suspension absorbs bumps nicely. Long trips are comfortable. Visibility is great, thanks to relatively thin roof pillars and large windows.

I like how the cabin is functional rather than fancy. Materials don’t quite match the Civic’s upscale vibe, but everything feels sturdy. A large infotainment screen dominates the dashboard and generally works well, though some drivers may prefer more physical buttons.

Cargo space is respectable, and the design makes loading bulky items easy.

Performance depends heavily on trim. The base engine gets the job done, but nobody will confuse it for a sports car. The RS trim’s larger engine provides more power and makes the ride livelier. But even then, acceleration remains merely adequate.

The Impreza’s real appeal lies elsewhere, with a mix that few rivals can match: hatchback practicality, standard all-wheel drive, strong safety scores and reasonable pricing.

Perhaps that’s the key difference between these two hatchbacks. The Honda Civic impresses immediately. The Subaru Impreza grows on you. 

Fortunately, choosing between them is less stressful than deciding who gets the last mimosa at brunch.

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