Since January, 2003
            
 (a random before-and-after moment)
February 3, 2005
April 14, 2018
3rd at L, Looking South (see more)

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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City Government Data for Near Southeast Records added or updated recently displayed here; click the "archive" links to see additional detail and older records. All data from DC Government databases and RSS feeds. JDLand takes no responsibility for errors, omissions, etc. (read CapStat disclaimer). Data is retrieved daily.

Recent Crime Incidents Archive  
1100 B/O NEW JERSEY AVE SE   SEX ABUSE
First Degree Sexual Abuse
 04/17/18
400 B/O M ST SE   THEFT
Shoplifting
 04/17/18
100 B/O K ST SE   THEFT FROM AUTO
Theft (theft From Motor Vehicle)
 04/17/18
UNIT B/O N ST SE   ROBBERY  04/14/18
100 B/O I ST SE   THEFT
Theft 2nd Degree (theft From Building)
 04/12/18
UNIT B/O M ST SE   THEFT
Theft 2nd Degree (all Other Larceny)
 04/12/18
1200 B/O 4TH ST SE   THEFT FROM AUTO
Theft (theft From Motor Vehicle)
 04/09/18
150 B/O L ST SE   THEFT FROM AUTO
Theft 2nd Degree (theft From Motor Vehicle)
 04/07/18
1000 B/O 3RD ST SE   BURGLARY
Burglary One
 04/07/18
1200 B/O NEW JERSEY AVE SE   ROBBERY
Assault W/i To Commit Robbery (simple Assault)
 04/05/18
UNIT B/O K ST SE   THEFT FROM AUTO
Theft (theft From Motor Vehicle)
 04/01/18
1100 B/O NEW JERSEY AVE SE   THEFT
Theft 2nd Degree (all Other Larceny)
 03/31/18
400 B/O M ST SE   THEFT
Theft 2nd Degree (theft From Building)
 03/28/18
400 B/O M ST SE   THEFT
Theft 2nd Degree (theft From Building)
 03/28/18
300 B/O I ST SE   ASSAULT WITH A DANGEROUS WEAPON  03/25/18
UNIT B/O L ST SE   THEFT FROM AUTO
Theft 2nd Degree (theft From Motor Vehicle)
 03/23/18
100 B/O K ST SE   THEFT FROM AUTO
Theft (theft From Motor Vehicle)
 03/23/18
UNIT B/O I ST SE   THEFT FROM AUTO
Theft (theft From Motor Vehicle)
 03/23/18

Recent Issued Building Permits Archive  
1331 2 ST SE   
04/02/18 
DISTRICT OF COLUMBIA / MARK HARLOW CLIFFORD
SB1800225 / CONSTRUCTION
Application for Well Abandonment Workplan Approval for the abandonment of 8 monitoring wells and 21 inclinometers at the Main Pumping Station site for the DC Water Clean Rivers Project, Division I, installed under Permit Number SB1400419.
1100 2ND PL SE   
04/19/18 
CAPPER CARROLLSBURG VENTURE, LLC / TAMIKA STATON; OTIS
EN1801710 / SHOP DRAWING
Install 1 New G2S 3500LBS @350FPM, Elevator 2; 13 Floors
   
04/19/18 
CAPPER CARROLLSBURG VENTURE, LLC / TAMIKA STATON; OTIS
EN1801712 / SHOP DRAWING
Install 2 New G2S Elevators - 3500LBS@35FPM Elevator 1, 12 Floors
1331 2ND ST SE 20003   
04/05/18 
DC WATER / DAVE LEVINE
AH1800744 / CONSTRUCTION
After Hours work for structure excavation in support of DC Water, Corrman Construction 301-343-5417.
1300 4TH ST SE   
04/17/18 
null / DONNA G GRAHAM
AH1800863 / CONSTRUCTION
WR #3476633-WARD 6-20003-VAETH / BRUNO - PEPCO CREWS WILL BE WORKING THE 1200 - 1300 BLK OF 4TH ST SE - INSTALLING NETWORK TRANSFORMER AND INSTALLING PRIMARY CABLES - STARTING THURSDAY 4 / 19 / 18 UNTIL 5 / 19 / 18 - MONDAY THRU FRIDAYS AT 10PM UNTIL 10AM AND ON SATURDAY AND SUNDAYS FROM 6AM TIL 8PM.
1346 4TH ST SE   
04/10/18 
ALAN OWINGS / ROBERT HENRY
AH1800796 / CONSTRUCTION
After Hours Permit for 04 / 16 / 18 from 9AM to 7PM to perform facade, interior unit framing and drywall work, and interior Mechanical, Electrical, Plumbing and Sprinkler Rough-In.
1346 4TH ST ST SE 20003   
03/28/18 
FOREST CITY / TYLER D BARRON
AH1800712 / CONSTRUCTION
After hours for 4 / 13 / 18 to 5 / 12 / 18. Work that is to be done is quiet work of window deliveries at 5:30AM to 7:00AM by use of tower crane
82 I ST SE   
04/02/18 
GDVC EYE STREET LLC / null
FB1800055 / SUPPLEMENTAL
150 I ST SE   
03/28/18 
null
E1805313 / SUPPLEMENTAL
   
03/29/18 
null / JOHN THOMSON 3018645080
E1805337 / SUPPLEMENTAL
300 M ST SE 400   
04/09/18 
FEDERAL CENTER LP / null
M1801970 / SUPPLEMENTAL
300 M ST SE STE# 400 20024   
04/05/18 
CHARLES SMITH / EUGENE AHNS 3012811497
E1805597 / SUPPLEMENTAL
300 M ST SE STE# 400   
04/12/18 
FEDERAL CENTER LP / null
P1805161 / SUPPLEMENTAL
140 M ST SE   
03/26/18 
SQUARE 742 LLC / null
P1804630 / SUPPLEMENTAL
300 M ST SE   
03/26/18 
FEDERAL CENTER LP / JERRY BETHEA
M1801846 / SUPPLEMENTAL
401 M ST SE   
04/03/18 
TETRA TECH C/O DOEE / JESSICA REICHARD
AH1800767 / CONSTRUCTION
After hours permit for manhole access to complete inspections for DOEE Anacosta River Sediment clean up project, work hours between 7pm and 7am Monday thru Friday. Rolling work zones for all manhole access under permit # PA10374319-R1
800 NEW JERSEY AVE SE   
04/05/18 
SQUARE 737 LLC / null
P1804974 / SUPPLEMENTAL
   
04/09/18 
SQUARE 737 LLC / null
E1805700 / SUPPLEMENTAL
861 NEW JERSEY AVE SE   
04/02/18 
CONSOLIDATED RAIL CORPORATION / NA CSX TRANSPORTATION, INC.
AH1800715 / CONSTRUCTION
Work in public ROW within the Virginia Avenue Tunnel Reconstruction Project LOD for utility, demolition, and concrete structure construction activities.
   
04/11/18 
CONSOLIDATED RAIL CORPORATION / DEVIN MURDOCK
SB1800265 / CONSTRUCTION
Drill 8 borings to 40ft. Convert 4 borings into 1" temporary wells, collect groundwater from each well and abandon borings.
1100 NEW JERSEY AVE SE   
04/18/18 
null
E1805988 / SUPPLEMENTAL
1115 NEW JERSEY AVE SE   
04/17/18 
GALLERY CAPITOL RIVERFRONT PROPERTY LLC / GARY BRENT; BRENT
SG1800260 / CONSTRUCTION
Install 1 illuminated wall sign, 1 illuminated window sign and 1 window vinyl decal sign - Peets Coffee
1100 NEW JERSEY AVE SE 5TH FL   
04/19/18 
SQUARE 742 LLC / DOMINIC E TOTARO 301-725-1998
M1802089 / SUPPLEMENTAL
1100 NEW JERSEY AVE SE   
04/13/18 
SQUARE 742 LLC / CLIFFORD DIXON
B1804348 / CONSTRUCTION
INTERIOR RENOVATIONS TO OFFICE SPACE ON THE 5TH FLOOR. **DEMOLITION, LEVEL 2 ALTERATION
   
04/19/18 
SQUARE 742 LLC / PEDRO C. CASTILLO 3019219056
E1806025 / SUPPLEMENTAL
   
04/19/18 
SQUARE 742 LLC / null
E1806015 / SUPPLEMENTAL
1115 NEW JERSEY AVE SE   
04/06/18 
GALLERY CAPITOL RIVERFRONT PROPERTY LLC / ACCUPERMIT LLC AS AGENT
B1803009 / CONSTRUCTION
Interior alterations for new tenant in existing commercial space to include partitions, mill work, electrical and plumbing fixtures, flooring and wall coverings, dining area furniture and kitchen equipment for a A-2 restaurant with 49 proposed occupancy.
125 O ST SE   
03/29/18 
DISTRICT OF COLUMBIA / JAMES M. HALLER
P1804624 / SUPPLEMENTAL
   
04/09/18 
DISTRICT OF COLUMBIA / TAMIKA STATON; OTIS
EN1801762 / SHOP DRAWING
I New G2S Elevator - 3500LBS @ 200FPM (7 Floors)
   
04/09/18 
DISTRICT OF COLUMBIA / TAMIKA STATON; OTIS
EN1801763 / SHOP DRAWING
Install 1 New G2S Elevator - 3500LBS @ 200FPM (6 Floors)
   
04/09/18 
DISTRICT OF COLUMBIA / TAMIKA STATON; OTIS
EN1801761 / SHOP DRAWING
Install 1 New G2S Elevators 4000LBS @ 200FPM (7 Floors)
71 POTOMAC AVE SE 20002   
04/19/18 
null / STEVE GRIFFIN
BP1802939 / POST CARD
71 POTOMAC AVE SE   
03/26/18 
FORIDA ROCK PROPERTIES INC / null
BCIV1800074 / CONSTRUCTION
This permit is for rough grading and erosion and sediment control civil work associated with the temporary parking lot, relocation of the dog park and construction staging area on the undeveloped portion of the lot.
   
04/17/18 
RIVERFRONT HOLDINGS I LLC / JUSTIN BELLOW
FD1800020 / CONSTRUCTION
Foundation only for new residential building
227 TINGEY ST SE   
03/28/18 
UNITED STATES OF AMERICA / ERICKA CLARK
AH1800760 / CONSTRUCTION
significant concrete pours and tower crane erection 5AM - 7AM and 7PM - 10:00PM
   
04/12/18 
UNITED STATES OF AMERICA / STEPHEN J. EXELBERT
P1805022 / SUPPLEMENTAL
300 TINGEY ST SE   
04/12/18 
MERCURY LLC / WILL TEASS
B1803433 / CONSTRUCTION
INTERIOR FIT-OUT / EXTENSION OF EXISTING TENANT SUITE (APPROVED UNDER B1605215) INCLUDING NEW MECHANICAL AND ELECTRICAL WORK. **LEVEL 2 ALTERATION
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
Agora ('18)
1221 Van ('18)
District Winery ('17)
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)


Overviews
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