Since January, 2003
            
 Sliding from Before to After

At a community meeting Tuesday night to discuss the DC Housing Authority's development plans for the block between 2nd, 3rd, I, and K known as Square 767, DCHA executive director Adrianne Todman confirmed that the agency is continuing to work on a two-building plan for the site: a 120-unit market-rate condo building that would be developed by EYA and partners, and a separate rental building that would be a mix of public housing and "affordable" units.
While the designs of the buildings and specific numbers as to the exact number of units and the income-requirement structure aren't yet available (and probably won't be until the Housing Authority submits its second-stage PUD filing to the Zoning Commission), a presentation slide referred to "48-67 affordable rental units." It was also said that the design of the buildings will be the same, with the same architect and materials for both buildings, and that the rental building will have ground-floor retail facing Canal Park.
And, because I'm a sucker for the deep official detail of zoning filings, I'm going to wait until that second-stage PUD hits the streets instead of delving into too much more into the details given at the meeting, especially given that it sounds like there is still some level of fluidity in the plans (Todman quickly mentioned at one point that she asked her team to "look at adding some market-rate [units] as well") and given that their zoning encyclopedia David Cortiella was not in attendance. But at the very least it seems to be a concrete decision to "integrate different incomes" in the rental building.
Todman did emphasize the Housing Authority is still in pursuit of its "prime directive" to rebuild the 707 units of public housing that were in Capper/Carrollsburg before it was demolished (398 available so far, 309 to go), and also getting as many of the original Capper families back to Near Southeast if they wish to return. And many of the questions from audience members centered around the issue of returning families, the use of vouchers in the new buildings, and the current lack of affordable ownership opportunities.
One other interesting theme that Todman mentioned a couple of times is how in comparison to other DCHA properties, the Capitol Quarter townhomes are "mixed income on steroids," with levels of diversity in both income and race that the Housing Authority just did not expect when planning Capper's redevelopment more than a decade ago."We have to work harder to make it a more seamless community," she said.
In other Capper-related tidbits passed along at the meeting: the opening date for the Community Center is now anticipated to be April 2016, and the financing deal for the 181-unit mixed-income apartment building planned for the south side of L Street SE between 2nd and 3rd (Square 769N) is expected to be completed in the spring as well.
It looks to be early 2016 before the Square 767 second-stage PUD will be filed, so until then, further specifics for this block may remain hard to come by. But I shall remain vigilant.
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conngs0 says: (11/18/15 9:14 AM)
JD, thanks much for the update. I'll look forward to the additional details in the second-stage PUD that you mentioned.

Was it your impression that the Housing Authority viewed the significant level of diversity in terms of race and income as a negative for the Capitol Quarter townhomes? That's more than a little perplexing.


JD says: (11/18/15 9:17 AM)
No, not a negative--just requiring addressing issues they never really have had to before--like a developer wanting to build a market-rate condo building in the midst of a DCHA property. Also I think there are some tensions inherent in having townhouses selling for $900,000+ right next to people in ACC units.



conngs0 says: (11/18/15 10:20 AM)
Fair enough. And thanks for the clarification. I'd be curious to know specifically what DCHA has viewed as problematic. For what it's worth, my impression as a resident of the neighborhood is that the benefits (for both the market-based and the ACC residents) of that diversity have far exceeded any challenges or tensions.

That's really why I've been surprised by the idea of separate buildings from the get-go. I recognize that an integrated condo or apartment building has unique challenges compared to townhouses (that's why I'm super excited to see how the "Bixby" works out), but it seems worth trying.


JHUGrad says: (11/18/15 11:07 AM)
I don't see why there would be any tensions with having townhouses selling for $1 Million next to ACC units. The whole point of a mixed income community to have mixed incomes! If anything, people should be glad that the home values have increased. Why is it a good thing for home values to decrease?


JD says: (11/18/15 11:08 AM)
@conngs0 - I didn't feel like going into this much detail in the post, but Adrianne Todman did spend some time laying out why the two-building decision was made:

* Initially DCHA used the $34.9 million HUD Hope VI money to build its new buildings--this helped pay for Capper Seniors, 400 M, and Capitol Quarter (with a little stimulus money thrown in at the end).
* City bonds were issued to pay for the Community Center.
* With no more HUD money left, the mixed-income building Bixby/Lofts at CQ were paid for by DCHA financing the project through banks, a process that took about four years to pull off.
* The planned apt bldg on Square 769N (along L Street) will be financed the same way as the Bixby, along with some money comign from the city's affordable-housing fund ( link ).

So now DCHA has to continue to find ways to finance the construction of projects to get to the remaining 309 ACC units (actually, really just 206 at this point, since 39 are about to arrive in the Bixby, another 30 will be in WC Smith's 800 New Jersey/Whole Foods building plus the Phase 3 bldg on that block, and another 34 units in the planned mixed-income Square 769N DCHA building).

Here's the map DCHA used with the zoning commission to show the remaining blocks and remaining units needed, plus the size and height originally approved for each: link

The interest in condos in the neighborhood is high, given the lack of offerings currently. EYA builds multi-unit condo buildings elsewhere, and given the success of CQ, it's not a surprise they'd like to do a condo building nearby.

But, as we've discussed here in the past, you just don't have buildings that are a mix of condos and rentals, and you *definitely* don't have buildings that are a mix of market-rate condos and public housing rental units.

But if DCHA sells the land to EYA to build the condo building, that gives the agency seed money to then build another building on the block, which then can bring online more of the remaining 209 public housing units, which DCHA reallyreallyreally wants to get built.

That's how they got to two buildings. Now, there may be a small number of voucher-homeownership units in the condo building, but those aren't pure ACC units.

So all that really remains is determining the "income bands" of the non-ACC units in the rental building (ACC units charge residents 30% of their income for rent, with income at a certain level). Will other units be 60% AMI? 80% AMI (ie, workforce-rate housing)? Will there be any market-rate rental units?

And all of this is why I want to wait to see the PUD filing. I don't think any of it will be set in stone until they go to zoning. (and, even then, there may be further tweaks once the Office of Planning and the Zoning Commission make their opinions known)

As for what's "problematic," you seem to be a glass-half-full kind of dude (which is wonderful to have around, thank you! :-) ), but I know that there are issues with how some higher-income folks feel about the public housing residents' loitering, pot-smoking, "criminal element," etc., while the longtime Capper residents then feel like the upper-income folks have invaded "their home" and are now trying to tell them how to live. When that happens in "regular" gentrifying neighborhoods, there's no real "referee" that both sides feel they can run to with complaints, but since this is a DCHA facility....




Sophia Monster says: (11/18/15 11:49 AM)
They better not replace our parking with bike lanes.


conngs0 says: (11/18/15 11:53 AM)
JD, thanks so much for the extra information and context. Your perspective is always appreciated.

I sympathize with DCHA's funding quandary. It's a tough balance to strike for sure - no question that DCHA is tasked with the critical mandate of getting affordable housing in place as soon as possible. But they're also tasked with setting up and administering their facilities in a manner that provides the residents with a safe and healthy place to live. I'll be up front about admitting that I have spent zero time in any other DCHA-administered site besides the units in CQ, but I've driven by a few, and it sure doesn't look like they're succeeding at this second part of their mission. Even in CQ, I understand that DCHA has had to be pressured to properly maintain the ACC units and ensure that trash is being properly collected/disposed.

I do try to keep my glass at least half full (in the literal sense as well as figurative!) when it comes to the interactions with my (upper-income and lower-income) neighbors though. I certainly have heard both sets of complaints that you summarized. I can see why people don't appreciate pot-smoking, loitering and crime. And who wants to be told how to live?

But I've also seen folks learn to distinguish a friendly neighbor getting some fresh air outside from a suspicious individual who is up to no good. And I constantly see parents feeling more comfortable letting their young kids, who would otherwise be unsupervised, play with the other kids in the neighborhood who are outside with their parents. It's difficult to quantify the effects of these interactions, but I sense they're very positive, especially in the long term. My hope is that however these last two hundred or so ACC units are placed into the neighborhood, they are set up in a manner to help facilitate such an environment.

Anyway, thanks again for going out of your way to provide all this additional information. I'll leave this subject be and join you in looking forward to that PUD filing!


JHUGrad says: (11/18/15 12:32 PM)
I think it's great that DCHA is pursuing this route (selling the land to EYA so that the condos and rentals can be built). This is no different than 400 M and the row of Capitol Quarter homes sitting on the same block. I've lived in the neighborhood for 6 years now, and think that it is a wonderful place to live. One of the reasons that it has been successful is that people in the neighborhood continue to voice their concerns to the ANC reps and councilmembers.

I don't get the feeling that there is an "us vs them" attitude in the neighborhood. The way I see it, people simply want to live in a good neighborhood, and people speak up when they see negative/illegal things going on (public pot smoking for example). This is actually what residents need to do to ensure that the neighborhood remains a desirable place to live.


bryan says: (11/18/15 4:51 PM)
Thanks for the extra info in the comment JD, very interesting.


JD says: (11/20/15 9:47 AM)
Poll: White and wealthy residents in D.C. think redevelopment helps them. Black and poor residents don’t. WaPo: link


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Recent Crime Incidents Archive  
70 B/O I ST SE   BURGLARY
Burglary Two
 11/16/17
1200 HALF ST SE   THEFT
Theft 2nd Degree (all Other Larceny)
 11/15/17
1100 B/O 1ST ST SE   THEFT FROM AUTO
Theft (theft From Motor Vehicle)
 11/14/17
1100 B/O NEW JERSEY AVE SE   THEFT FROM AUTO
Theft 2nd Degree (theft From Motor Vehicle)
 11/13/17
1100 B/O NEW JERSEY AVE SE   THEFT
Theft 2nd Degree (theft From Building)
 11/12/17
1100 B/O NEW JERSEY AVE SE   THEFT
Theft 2nd Degree (all Other Larceny)
 11/12/17
1100 B/O NEW JERSEY AVE SE   THEFT
Theft 2nd Degree (all Other Larceny)
 11/09/17
1100 B/O NEW JERSEY AVE SE   THEFT FROM AUTO
Theft 2nd Degree (theft From Motor Vehicle)
 11/06/17
1200 SOUTH CAPITOL ST SE   THEFT
Theft 2nd Degree (all Other Larceny)
 11/05/17
400 B/O M ST SE   THEFT
Theft 2nd Degree (all Other Larceny)
 11/05/17
1100 B/O NEW JERSEY AVE SE   THEFT
Theft 2nd Degree (theft From Building)
 11/01/17
100 B/O K ST SE   THEFT FROM AUTO
Theft First Degree (theft From Motor Vehicle)
 10/30/17
400 B/O M ST SE   THEFT
Theft 2nd Degree (theft From Building)
 10/29/17
1100 B/O NEW JERSEY AVE SE   THEFT
Theft 2nd Degree (all Other Larceny)
 10/27/17
1100 B/O NEW JERSEY AVE SE   THEFT
Theft 2nd Degree (all Other Larceny)
 10/25/17
100 B/O K ST SE   THEFT
Theft 2nd Degree (all Other Larceny)
 10/21/17
400 B/O M ST SE   THEFT
Theft 2nd Degree (all Other Larceny)
 10/19/17
400 B/O M ST SE   THEFT
Theft 2nd Degree (theft From Building)
 10/19/17

Recent Issued Building Permits Archive  
1100 2ND PL SE   
10/26/17 
null / KENNETH J. LEMERE
E1800879 / SUPPLEMENTAL
   
11/02/17 
BAKER DC / CHRISTINE LONG
AH1800167 / CONSTRUCTION
An after hours permit is respectfully requested from 5AM to 8PM daily
1331 2ND ST SE 20003   
10/30/17 
DC WATER / DAVE LEVINE
AH1800128 / CONSTRUCTION
After Hours work for structure excavation and support for B1311474 DC Water, Corman Construction 301-343-5417.
1331 4TH ST SE CU   
11/02/17 
FC 1331 LLC / null
E1801120 / SUPPLEMENTAL
1023 4TH ST SE   
11/06/17 
MATTHEW E WEINER
BP1800535 / POST CARD
1331 4TH ST SE   
11/14/17 
FC 1331 LLC / PAUL E WARREN
E1801475 / SUPPLEMENTAL
1346 4TH ST SE   
11/07/17 
ALAN OWINGS / ROBERT HENRY
AH1800169 / CONSTRUCTION
After Hours Permit for 11 / 10 / 17 from 7am to 7pm to perform concrete operations.
1015 HALF ST SE 7TH FL   
10/31/17 
HALF STREET SE LLC / null
P1800798 / SUPPLEMENTAL
1015 HALF ST SE   
10/23/17 
HALF STREET SE LLC / null
E1800739 / SUPPLEMENTAL
   
10/23/17 
HALF STREET SE LLC / null
M1800233 / SUPPLEMENTAL
   
10/23/17 
HALF STREET SE LLC / null
P1800599 / SUPPLEMENTAL
303 K ST SE   
10/22/17 
JONATHAN HERSHEY / null
P1800573 / SUPPLEMENTAL
555 L ST SE   
10/31/17 
UNITED STATES OF AMERICA / EDUARDO L. LOPEZ
E1801004 / SUPPLEMENTAL
   
11/08/17 
UNITED STATES OF AMERICA / null
P1801050 / SUPPLEMENTAL
   
11/08/17 
UNITED STATES OF AMERICA / null
M1800409 / SUPPLEMENTAL
80 M ST SE #110 20003   
11/03/17 
WELLS REIT II 80 M STREET LLC / null
P1800898 / SUPPLEMENTAL
300 M ST SE 402   
10/30/17 
FEDERAL CENTER LP / null
E1800973 / SUPPLEMENTAL
300 M ST SE STE# 402   
11/01/17 
FEDERAL CENTER LP / BERNARD CHAPPELL
E1801037 / SUPPLEMENTAL
110 M ST SE   
11/10/17 
GALLERY CAPITOL RIVERFRONT PROPERTY LLC / JIM RILEY
BP1800623 / POST CARD
922 M ST SE   
10/27/17 
MAIFEDI EQUITY LLC / FRED LATIMORE
E1800926 / SUPPLEMENTAL
1333 M ST SE   
11/03/17 
1333 M STREET SE LLC / JUSTIN BELLOW
B1801393 / CONSTRUCTION
Installation of duct bank and light pole on private property
800 NEW JERSEY AVE SE   
11/13/17 
SQUARE 737 LLC / N/A; BOB BIROONAK
SG1800066 / CONSTRUCTION
one apartment id sign illuminated
861 NEW JERSEY AVE SE   
10/30/17 
CSX TRANSPORTATION, INC. / NA CSX TRANSPORTATION, INC.
AH1800132 / CONSTRUCTION
Work in public ROW within the Virginia Avenue Reconstruction Project LOD for utility, demolition, and concrete structure construction activities.
1000 NEW JERSEY AVE SE   
10/26/17 
null / NA NA NA
EHOP17919268 / HOME OCCUPATION
1100 NEW JERSEY AVE SE   
11/03/17 
SQUARE 742 LLC / null
E1801147 / SUPPLEMENTAL
   
11/08/17 
SQUARE 742 LLC / null
E1801323 / SUPPLEMENTAL
1244 SOUTH CAPITOL ST SE 20003   
11/02/17 
THE JBG COMPANIES / CODY LANG
AH1800140 / CONSTRUCTION
The location for the project is at the corner of South Capitol Street, SE and N Street, SE, to the North of Parking Lot B for the Washington Nationals Stadium. The permit numbers to reference are B1600228, PA10464330, PA115172-R2, and PA202883. These permits are attached for reference. In order to maintain our contractual requirements and progress with critical path interior finishes, rooftop bu...
1244 SOUTH CAPITOL ST SE   
10/31/17 
THE JBG COMPANIES / GLENNWOOD ROGERS
FB1800009 / SUPPLEMENTAL
AH = After Hours; B = Alteration & Repair; D = Demolition; E = Electrical; FB = Boiler; M = Mechanical; P = Plumbing and Gas; PC = Post Card; R = Raze; SG = Sign; TL = Tenant Layout; TN = Tent; RW = Retaining Wall;

Real Property Sales Archive  
No commercial transaction records added or modified in the past two weeks.


Project Directory
Completed
Insignia on M ('17)
F1rst/Residence Inn ('17)
One Hill South ('17)
Homewood Suites ('16)
ORE 82 ('16)
The Bixby ('16)
Dock 79 ('16)
Community Center ('16)
The Brig ('16)
Park Chelsea ('16)
Yards/Arris ('16)
Hampton Inn ('15)
Southeast Blvd. ('15)
11th St. Bridges ('15)
Parc Riverside ('14)
Twelve12/Yards ('14)
Lumber Shed ('13)
Boilermaker Shops ('13)
Camden South Cap. ('13)
Canal Park ('12)
Capitol Quarter ('12)
225 Virginia/200 I ('12)
Foundry Lofts ('12)
1015 Half Street ('10)
Yards Park ('10)
Velocity Condos ('09)
Teague Park ('09)
909 New Jersey Ave. ('09)
55 M ('09)
100 M ('08)
Onyx ('08)
70/100 I ('08)
Nationals Park ('08)
Seniors Bldg Demo ('07)
400 M ('07)
Douglass Bridge Fix ('07)
US DOT HQ ('07)
20 M ('07)
Capper Seniors 1 ('06)
Capitol Hill Tower ('06)
Courtyard/Marriott ('06)
Marine Barracks ('04)


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