by Marlene Berlin
A gift shop owner who lives in Van Ness thinks the area would make a good home for her small business as well.
Paola Bernacchi’s shop, Palo Borracho, is currently in Petworth. But the store where she is subletting is not renewing its lease. She got in touch with Mary Beth Ray, ANC commissioner and chair of ANC 3F’s Van Ness Vision Committee, in hopes of finding a new location at Van Ness.
Forest Hills Connection’s Van Ness retail survey found that residents and workers alike want unique boutiques. This category included many specific requests for a gift shop. So as potential customers go, Van Ness could very well be a good match for Ms. Bernacchi. She and her mother sell DC-themed merchandise at the store and online – “truly unique gifts that can’t be found anywhere else” – and the two of them make many of the items themselves.
The real challenge is finding affordable space. Bernacchi is particularly interested in a ground-floor space at 4200 Connecticut (the UDC law school) and the retail space to be built across the street at Saul Centers’ Park Van Ness. She needs between 300 and 1,200 1,200 and 3,000 square feet and can pay $1500/month rent, maybe a bit more. But Zach Friedless of Saul Centers tells the Vision Committee that Connecticut Avenue frontage retail space at Van Ness is going for about $45 per square foot, per year. For a 1,200-square-foot store, that works out to $4500 dollars/month.
Bernacchi was dismayed by the rate, which is prohibitive to many small business owners. And that’s not the only hurdle they face. The Vision Committee has learned that most property owners do not want to rent to small businesses, who are seen as a risky bet. The landlords want a steady income stream from established businesses, and this usually means chains. Van Ness has had its share: Burger King, Quiznos, Subway, Potbelly, and until recently, Office Depot and Pier 1. Architect Travis Price, who is a member of the Vision Committee, adds that over 90% of the shopping we do in the U.S. is at or through chains. Think about it. Where do you spend most of your money?
Where does that leave Bernacchi and Van Ness residents who would like small unique shops along the corridor? Is this pie in the sky or is there a way to get such establishments at Van Ness? Mark Furstenburg is banking on Van Ness with his new bakery, Bread Furst, now projected to open in April. But he is a known quantity and successful serial entrepreneur.
And what can we do now to support what we have? We have a few local restaurants, Acacia, Italian Pizza Kitchen, Tesoro, Chalin’s, and Epicurean. Do we eat at these restaurants? If we want local, we need to support local.
Let’s hold onto that wish and dream some more at a charrette the Vision Committee is hosting on Saturday, March 8th, from 9 a.m. to noon, at WAMU. The focus of this creative exercise will be the Connecticut Avenue and Windom Street hub, which include the parklet leading to Soapstone Creek on the east end of Windom and the UDC Performing Arts Center, amphitheater and tennis courts to the west. Fannie Mae, Calvert Woodley, WAMU and Potbelly sit on each of the corners. Put it on your calendar. There will be more information about registering as the time draws near.
And as for a potential small gift shop at Van Ness, does anyone have any creative ideas for Ms. Bernacchi in finding an affordable space?
Discover more from Forest Hills Connection | News and Life in Our DC Neighborhood
Subscribe to get the latest posts sent to your email.
Eric says
I assume the $45/sq.ft. quote from Saul is per year, but even so it’s well above what Bennachio said she can afford. If the budget for monthly rent really is only $1500/mo for her retail space, and she wants at least 1200 sq. ft., I don’t see how it’s going to happen. Most 1br apartments in the area rent for more that than a month. I think she needs to either figure out a way to generate a lot more revenue so she can afford the Van Ness rents, or look for a much smaller space, possibly a pop-up space.
Another thing to consider, the new Saul project will undoubtedly be the most expensive retail space in Van Ness when completed, but it’s not the only building with vacancies. Bennachio mentioned the UDC spaces, but the article didn’t say what they are renting for. There are also a handful of other vacancies advertised in Van Ness and further north on Conn. Ave., including a space by Para Sushi. I would contact those other landlords and see if they are willing to fill a long vacant space will a lower-priced tenant. They also might be more willing to go for a temporary pop-up store, say for 6 months, or rent out a smaller space, that Bennachio could afford, like 400 sf.
Tracy Johnke says
Your assumption is correct, Eric. The paragraph above has been updated to reflect that. Thank you!
Tracy Johnke says
Here’s the direct quote from Zach, who confirms that’s the yearly rate: “If a space was 1,000 [square feet] the rent would be $45,000 per year plus the additional pass throughs of the common area maintenance, real estate taxes and insurance. Those costs can be as much as an additional $15 [per square foot].” So you could be looking at $60,000 per year, or $5,000 per month.
I will correct the square footage you’re seeking – thank you for your comments!
Paola Bernacchi says
Thank you, Eric, for your response. I was actually looking for 300-1200 square feet of space – not the 1200-3000 quoted in the article. I have a meeting with Ms. Barbara Jumper from UDC on Monday. So, I’m hoping there will be a chance to partner with them. I’ve been an owner-resident of Van Ness North for over a decade, and I would love the chance to help enrich my neighborhood’s retail community. I’m very flexible in regards to how we might be able to make that happen, and I welcome your suggestions! Thank you! — Paola
Christine Demick says
I read this article right after reading and commenting on the designation of the Intelsat building as a historic landmark. In my comments, I said I thought the interior could be made into a mini mall with space for artist studios, small shops, etc. I think that would make a good fit for Ms. Bernacchi and many other small businesses.