The Residences at Hayes

A Build First Neighborhood Transformation

Located in Deanwood, a leafy, single-family neighborhood at the edge of the District of Columbia, The Residences at Hayes is part of a public housing revitalization strategy using an innovative “Build First” approach, which builds replacement affordable housing on infill sites in the neighborhood.
The Challenge
The project site was a former trash transfer station located directly across from cape and bungalow single-family homes, creating an eyesore and a hole in the urban fabric.
The Solution
The site has been transformed into a mixed-income, family-oriented community that affords existing low-income residents the opportunity to remain in their neighborhood.
The redevelopment of a former trash transfer station provides existing neighborhood residents with new, high-quality, mixed-income housing and the opportunity to remain in their community.

Quick Facts
154,000 sf of Residential Use
100 Affordable Units at 60% AMI
50 Low Income (Replacement Public Housing) Units at 30% AMI
76 Family Oriented Units – 2, 3, and 4 Bedroom Units
2015 Enterprise Green Communities Certified
75 Parking Spaces Provided
The background

In 2009, the District of Columbia Office of the Deputy Mayor for Planning and Economic Development (DMPED issued an RFP for the redevelopment of the approximately 2-acre District-owned property at 5201 HayesStreet NE in Ward 7, Census tract 78.04. Pennrose Properties, LLC and The Warrenton Group, LLC were named as developers of the site in December 2010 after submitting a successful Best and Final Offer proposal and a follow-up response.  The development is part of Washington, DC’s New Communities Initiative, making more affordable housing available to low-income residents in the City.

The Approach

Building on the strong family character of the Deanwood neighborhood, the project provides family-oriented housing that consists of over 50% two, three, and four-bedroom units. A majority of those units have private outdoor space in the form of patios, decks, and balconies. Family-centered amenities include a tot lot, teen lounge, fitness center, and clubroom for large gatherings. The project achieved Enterprise Green Communities Certification, providing a healthy and sustainable environment for families.

By completing the street edge, the project responds to its context in both massing and scale and enlivens the pedestrian experience with a series of three courtyards on the street, strengthening the neighborhood’s residential character. The three courtyard massing breaks down the scale of the multifamily building, creating a series of pavilions along the street edge that are compatible with the single-family houses across the street. The streamlined modern vocabulary, with its masonry and siding material palette, borrows from the adjacent housing while creating a façade appropriate to the scale and character of the building. Corner windows take advantage of the pavilion massing and bring ample light and air into family units.

The Impact

The Residences at Hayes was developed to serve as a catalyst for economic mobility and growth in the Deanwood neighborhood. The development promotes safety through design by creating safe, functional, and attractive meeting spaces to encourage resident interaction, and by added opportunities for "eyes on the street" with first floor entrances and courtyards.

The Residences at Hayes received its entitlement approval in the shortest possible time frame, due to extensive community engagement and outreach by the development team, ensuring their support for the project and its overall success. Furthermore, the project leased up in only 3 months, showing the tremendous receptiveness and interest in a project of this type and quality.   The project also exhibits 100% occupancy which reinforces the satisfaction that the residents feel within this community.


The project implemented over 20,000 sf of green roof, 48,000 sf pervious parking lot and bioswale along Hayes Street to mitigate stormwater.


A variety of unit types, including studio, 1-, 2-, 3- and 4-bedroom, bring diversity to the tenant demographic within the property.


One-third of the project’s residential units (50 units) are provided as replacement housing for residents of the Lincoln Heights/Richardson Dwellings public housing development, while the remaining 100 units are affordable to households earning up to 60% of Area Median Income.

Services Provided
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