It's more than six months away, but the second phase of the Waterfront Park at the Yards is now scheduled for a Zoning Commission SEFC Overlay District Review on March 2, 2009 (after having briefly been scheduled for Nov. 17, 2008). It's in this review that we'll see the plans for the renovation of the Lumber Shed into a glass-walled retail building, plus the designs for two new two-story retail pavilions connected to the shed's east side. There will also be the first look at the proposed "public art tower" that Forest City is wanting to build right on the waterfront at Third Street.

You can see early designs for the three retail buildings (and the position of the art tower, if not the design itself) in the rendering on my Yards Park page, right at the center, and of course plenty of photos of what the area currently looks like.

One other project at the Yards park that is just starting to pop up on the radar is a new "main campus building" for Living Classrooms of the National Capital Region, to be located on the far eastern edge of the park (just off the right edge of the rendering), along the waterfront just before the park meets the Navy Yard. Living Classrooms is a non-profit group that "uses maritime settings, community revitalization projects and other challenging learning environments" to provide hands-on education and job skills training for students (especially at-risk youth). They will be handling the design and management of the new environmental center at Kingman Island further up the Anacostia, and currently operate out of Building 74 at the Yards (the little brick building--to be townhouses someday--just west of Hull Street at M, seen here). And, according to their web site, Living Classrooms has been "asked to oversee and manage marina and some waterside activities" at the new Yards park.

There is no timeline for when Living Classrooms' new building will get underway. It's currently in the design phase (see an early rendering here), and when that's completed, there will be a fundraising drive to finance the project.

However, there might be some actual news at the end of the piece: "By the end of the week, the Office of Property Management will request someone else take over the lease and option to purchase the vacant building." The Mayor announced the city's intent to do exactly this back in November 2007 (back when the District was wooing NPR for the building before losing them to NoMa) so perhaps this story suddenly appearing now means they've found someone. We'll see.

You can read my 225 Virginia news items if you want more of a history on the plans to move MPD (and then not move MPD) there. (Though I bet Phil Mendelson still hasn't given up hope.)

UPDATE, 8/14: It turns out my crack about Phil Mendelson was more on-target than I might have imagined--the Fox 5 story (and this more complete one in today's Examiner) were spurred on by a press release from Mendelson noting the one-year anniversary of the city deciding to not move MPD to 225 Virginia and castigating the city for the money being spent on the building. It's not yet posted on Mendelson's site, but it includes this quote: "At this point, I hope the administration won't be so desperate that they will make a bad situation even worse by trying to unload this property in a sweetheart deal with some developer in return for tax or zoning promises." The Examiner indirectly quotes city spokesman Sean Madigan as saying that the city "plans to seek" developers' interest, so an actual deal is not immediately forthcoming--there's going to be a Request for Expressions of Interest to look for within the next few days, I guess.

(This is also a good lesson in how news stories are so often driven by press releases, without any indication of their existence. Boo.)

Mendelson's comment about "zoning promises" also reminds me to finally mention that within the past week the request to add 225 Virginia to the Capitol South Receiving Zone has suddenly popped back onto the Zoning Commission's calendar (now scheduled for Oct. 27), after lying dormant since early 2007.

* A Sunday Examiner piece looks at the temporary zoning rules covering where gun stores can be located in DC: "Firearms dealers who apply for a D.C. location will be largely restricted to high density commercial areas downtown and kept at least two football fields away from where people live, play and pray, according to emergency rules now in place." Included in the allowed zones are C-3-C areas, which means that the area of Near Southeast between South Capitol, Second, M, and the freeway (my "North of M" area) is covered. (See the map on page 8 of the OP report for exact boundaries.) Other restrictions: "All applicants, under the new rules, must appear before the Board of Zoning Adjustments to obtain a special zoning exception. Retail stores will be limited to the downtown area, generally between Massachusetts and Pennsylvania avenues Northwest, in addition to about 25 square blocks between Independence Avenue and M Street in Southwest. No dealer will be allowed within 600 feet of a residence, school, library, church or playground." Of course, the gun stores would have to be able to afford the rents in the pricey new buildings going up, since there aren't too many other places left in the neighborhood.

* Late notice (unless you're subscribed to my Twitter feed, in which case you heard about this yesterday), but there's a Live Online chat today at noon with the author of the Post magazine's piece on the drag queens of Near Southeast, and the man known as "Mame Dennis" who was the focal point of the article will be participating, too.

While the focus lately has been on the start of the Capitol Quarter townhouses, there is more to the redevelopment of the old Capper/Carrollsburg public housing complex. There are the two completed seniors buildings (Capper Seniors #1 and 400 M Street), now providing 300 of the 700 old Capper public housing units that are being replaced. The first phase of Capitol Quarter includes 39 subsidized rental units, and the second phase (which is probably not going to start delivering until 2011) will have another 47 subsidized rentals; this is in addition to the sales of 121 market-rate and 91 workforce-rate townhouses throughout both phases. That leaves a little over 300 public housing units to come, which will be included in the 1,300 apartments expected to be constructed at Capper over the next five years or so.

There are five new apartment buildings slated to be built, three of which along the east side of Canal Park where the temporary parking lots are, and another at New Jersey and K on the trash transfer site. And there is a new plan for a fifth apartment building, on L Street across from the Marine Bachelor Enlisted Quarters (B.E.Q), on the northern portion of the old Capper Seniors footprint.

Under the original Capper plans, there was to be a strip of 61 townhouses built on this spot, but the DC Housing Authority has recognized that these homes would be dwarfed by the B.E.Q. to the north and the two planned office buildings directly behind them at 600 M Street. So DCHA has now filed a request with the Zoning Commission to allow an expansion in the total number of housing units allowed at Capper to 1,747, which would allow the construction of a four-story 189-unit apartment building (with a massing very similar to the B.E.Q.) on this stretch of L Street known as Square 882N. This Zoning Commission request is also looking to expand the number of units in the planned apartment building on the south side of L Street between Second and Third (let's call it Square 769N) to 171 units, as a result of its block-mate 250 M Street having recently gotten approvals to be built higher than originally requested.

I've updated the map and descriptions on my Capper Overview page to reflect these latest plans for the area, and it's worth taking a look at if you're not really familiar with exactly how wide-ranging the Capper Planned Unit Development is. (Reading the 2004 zoning order establishing the PUD and laying out the requirements isn't a bad idea, either.) I should also note that the apartment and office buildings will combine to have about 50,000 square feet of ground-floor retail. There should also be a new community center at Fifth and K, but it doesn't seem to be on the front burner just yet.

Of course, the question then becomes: when? Timelines are always dicey and should be taken with a couple pounds of salt, but it appears that these two L Street apartment buildings (882N and 769N) would be first up on the agenda, perhaps being delivered in 2011. The other two buildings on Second Street would come next, and the anticipated 400-unit building on the trash transfer site would probably be the last one to be built, finishing maybe sometime in 2013. The three office buildings and the second phase of Capitol Quarter townhouses would be sprinkled throughout that time frame as well, with 250 M Street probably being the first office building to get underway, possibly even later this year. (Have I thrown in enough "maybe"s and "possibly"s and "perhaps"s for you?)

At least these plans don't have to wait until school buses get moved!

* My Ballpark and Beyond column in today's Post covers some of the latest news on retail (i.e., banks) I've posted here over the past few weeks (Wachovia at 20 M, SunTrust at 100 M, plans for 900 M). There's also a blurb on the month-old news of the zoning approvals for the Waterfront Park at the Yards. The column normally appears in just the District Extra, but If you live in Prince George's County, you got a crack at it this week as they snuck it in on page 11 of the P.G. Extra, too. But note that we're scaling way back on how often the column will appear (probably just monthly from now on) since the news isn't flowing as fast and furious-ly as it was last year.

* No one's invited me to the roof of any of the sparkly new Near Southeast buildings to watch the fireworks. I'll say it: I'm miffed. I do and I do and I do for you people, and this is the thanks I get.... [/sarcastic martyr mode off]

* I've tinkered again with the big homepage map, trying to have it make a little more sense. I've added checkmarks for the completed projects, and turned the list of projects down the left side (marked on the map with boxes) into only ones that are under construction or ones which the developers have done an especially good job of making me believe they'll start soon. The rest of the map is a whole lot of stars marking proposed projects. And they're all color-coded to differentiate between office, residential, and recreational/retail.

My real desire is to completely redesign the homepage, but I haven't had any inspirations come to me yet. Although, in the meantime, I've added another three random before-and-after photo pairings down on the bottom right of the homepage (after you do a lot of scrolling), just to fill some space. I also expanded my Neighborhood Blogs list of links.

Happy 4th, everyone!

There's an emergency bill to correct a problem with the 2005 bill that transferred Tingey Street to the city--a drafting error apparently drew the road through part of the Pattern Shop Lofts.

And the "Taxation Without Representation Federal Tax Pay-Out Message Board Installation Act of 2007" (Bill 17-0028) is finally getting a vote--this is the bill that would put electronic tote boards on the Wilson Building and the ballpark showing the federal taxes that District residents pay while still having no votiing representation in Congress. You can read more about it here and here--I don't know if the bill being voted on today has the same language as the original one introduced in 2007, since the council was told pretty clearly by the Sports and Entertainment Commission that the stadium's lease agreement states that the Nationals control the signage on the stadium's interior, exterior, and perimeter, and the DCSEC's outside counsel feels that this tote-board bill "could conflict" with the lease.

But first up, on the consent agenda, is the bill to close the alley between South Capitol and Van just north of the old BP Amoco station on N Street across from the ballpark. This request is coming from Monument Realty, so they can combine the Amoco lot with the parking lot to the north of the alley and develop the site as a residential building with somewhere between 180 and 210 rental units, with 15 or 16 of them being affordable units priced at between 50 and 80 percent of the area median income. There would also be about 14,000 square feet of ground-floor retail.

I failed my fiduciary duty to ever post a summary of the hearing on this bill held back in May, but most of what was said at the council hearing wasn't too different from the presentation about the closing to ANC 6D in January. Monument's representatives told the council that they would expect to start the project approximately 18 months after receiving the alley closing (depending on market conditions, of course), meaning it wouldn't deliver before 2011. Monument is not so far committing to any sort of LEED certification for the building (though I imagine that changes if they don't build it before the city's new green building laws go into effect). The project would also need a Capitol Gateway Overlay Review by the Zoning Commission.

The hearing starts at 10 am, and can be seen on DC Cable 13 or via streaming video. I'll update this entry later today with the various outcomes.

UPDATE: I haven't started watching the proceedings yet (I'll be spending my evening fast-forwarding through them), but the Post's DC Wire blog has an entry on another bill of interest being brought up today, to improve upon the locations carved out for street vendors near the ballpark (here's the map). Some council members want the vendors much closer (presumably, along Half and N streets), which the Nationals and MLB are not much in favor of. Other council members say that bringing the vendors closer should wait until the construction near the ballpark is completed. We'll see what happens with the bill today.

FAST-FORWARDING UPDATE: What more could I want to do with my evening than to sit here speeding through 8-plus hours of city council proceedings? Here's what I'm finding:

* The Square 700 alley closing passed its first reading on the consent agenda.

* The Tax Pay-Out Message Board bill passed its first reading--Chairman Gray said that the second message board would be built "on public space near the Washington Nationals baseball stadium," which gets around the problems I described above with the original bill. Apparently Chairman Gray had discussions with the Nationals earlier this year about putting the sign at the ballpark, and the Nationals did not indicate any sort of desire to have the sign, so the compromise was hatched to put it on public land near the ballpark (I'm trying to find out where). Marion Barry pronounced himself "appalled" at the Nationals' refusal to put up the sign at the city-funded ballpark, calling the team "not good citizens." The sign at the Wilson Building is to be erected in time for the 2009 presidential inauguration, so that the entire parade can march right past it.

* The "Tingey Street, SE Right of Way Amendment Emergency Act of 2008" passed its first reading, so the street will no longer run through Building 160. Whew!

* I'm going to address the vending expansion bill in a new entry. Check back later for that.

* Construction is really about to begin on the first townhouses at Capitol Quarter, now that financing has been closed for the public housing units;

* The first phase of the waterfront park at The Yards got the thumbs up from the Zoning Commission, and is expected to be completed by summer 2009;

* Onyx on First will be opening its first five floors of apartments in late July or early August, and initial rents have been announced;

* 100 M will be substantially completed in November, and tenants should start moving into the office building early in 2009. SunTrust Bank is the first retail tenant, and the developer is looking for restaurants for the other spaces;

* The planned office building at 250 M got Zoning Commission approval for a modification to its design; and

* Street vendors will start popping up for ballgames north of M Street on Tuesday (June 3). You can see the map of where they'll be.

In what chair Anthony Hood remarked might have been the Zoning Commission's first-ever landscape architecture-only case, the Zoning Commission on Thursday night approved the design for the first phase of the waterfront park at The Yards, the nearly 6-acre green space along the Anacostia River on the site of the once walled-off Southeast Federal Center. My project page has a number of the renderings that were displayed during the presentation, and additional descriptions of what's planned for the site can be found in these two blog entries.

Representatives of Forest City said that they are committed to opening the first phase of the park in the summer of 2009. The second phase, which will include the renovation of the Lumber Storage Shed and the construction of other retail pavilions and buildings, is expected to come before the Zoning Commission this fall. Phase 3 will be the piers and marinas. Somewhat surprising was the news that the floating boardwalk connecting the Great Lawn on the western side of the park to Diamond Teague Park and the ballpark is now going to be built by the city as part of the construction of Teague rather than by Forest City as part of this park.

Much of the discussion by the zoning commissioners (that I saw--I watched from home in my fuzzy slippers and the webcast went wonky a few times in the middle) centered around the pedestrian bridge that runs across the bulkhead and the new freshwater canal. Its very "forward" design---described by Commissioner Etherly as an "aggressive architectural play" and by vice chair Jeffries as a "Slinky," a moniker that I'm sure the developers would probably prefer to not catch on--was not met with universal acclaim. The commissioners did seem recognize its intended role as a piece of art and one of the iconic elements of the park. Jeffries emphasized--and others agreed--that because the designs for the buildings and for the "art tower" are coming at a later date, the bridge is setting the stage for the rest of the architecture at the park, and that the future designs must play off what the bridge has started.

Peter May did not like the bridge (though I missed a lot of his comments because of the webcast problems). He expressed a worry that the bridge, along with the not-yet-designed art tower and whatever's planned for Poplar Point, could create a series of "Look at Me" moments along the Anacostia, all trying to compete for attention. "The 'Look at Me' moment for a waterfront park should be the river itself," he said.

There were also discussions of the lighting plans, and concerns as to whether or not the bridge has a railing (it does). Jeffries asked a lot about the vegetation planned for the different sections of the park, and expressed a wish for some landscaping that is a bit more "wild" in nature, to which Forest City seemed receptive.

There were letters of support from ANC 6D, which voted 7-0 on May 12 to approve the plans, as well as from the Deputy Mayor for Planning and Economic Development and the National Capital Planning Commission, which approved the park's design back in February. So, in the end, the commission decided to go ahead and vote for approval of the plans immediately, although the issuance of the final order is subject to the commission receiving some new renderings showing more clearly the railing on the bridge. The vote was 4-0-1, with commissioner Turnbull not present.

William C. Smith's Brad Fennell testified that the developer has agreed to additional amenities beyond those in the original PUD (which included $325,000 toward the funding of Canal Park). He described the new amenities as "recruiting construction workers from ANC 6D by purchasing quarterly ads in the Southwester, creating an overall goal of 20% first-source employment for qualified ANC 6D residents, and providing contracting and new hiring opportunitiess for local residents and subcontractors by giving tiebreaking preferences to subcontractors headquartered in ANC 6D and for qualified construction workers living in that area." On May 12 the ANC tied 3-3 on the project, but apparently some subsequent tweaking of the proffer into this final form resulted in a letter from the ANC indicating that four commissioners would support the project with these additional amenities. The Zoning Commissioners felt that, since this was not an official vote of the ANC, it couldn't be given the required "great weight," but could be looked at the same as any feedback from a neighborhood association. The fact that no ANC members appeared at the hearing to testify in opposition also was noted.

You can read the Office of Planning report for all the specifics you could ever want about the changes in the design; if you're really interested, you can also read the original second-stage PUD approval of 250 M from last July, that last night's ruling is modifying. (The original Capper PUD is worth a look as well if you aren't familiar with what's been approved for the area's redevelopment.) Also, since I haven't mentioned it lately, it should be noted that this office building is technically a joint venture between WC Smith and the DC Housing Authority, with the monies from it helping to "financially leverage" the rest of the redevelopment of the Cappers.

This was the first vote; final action on this modification will be scheduled for a month or so from now. Earlier this year a WC Smith representative had told me that construction could begin in the middle of this year, but there was no mention of start dates at the hearing.

* From the Examiner: David Catania gets back into the baseball carping business, saying the city should get its money back from the consultants who predicted in 2005 that the Nats would average 39,000 fans in the first year at Nationals Park, since there's only been an average of 29,000 fans during the first third of the season. Catania says "that ERA may have seriously overestimated ticket sales, which represents a major portion of stadium-related revenues." However, DC CEO Natwar Gandhi has replied that "the ballpark bonds are structured in such a way "that a significant drop in attendance would not hinder our ability to pay debt service" and that "in a worst-case scenario, total attendance at the new stadium could drop to approximately 10,000 people per game without affecting debt-service payments." The Examiner also says: "Ticket prices at the new ballpark are 20 percent higher than the consultant predicted, Gandhi said, which will drastically reduce the effect of reduced attendance." I wonder if the consultants factored in cold and miserable April weather? The Post's DC Wire has more on this.

* The Nats announced earlier this year that tours of the ballpark are available on non-gamedays; yesterday they sent out word that proceeds from those tours will benefit the team's Dream Foundation, which currently has a number of initiatives underway, including the Neighborhood Initiative that's providing three years of funding to the Earth Conservation Corps. Info about the tours is available here.

* My Ballpark and Beyond column in today's District Extra is short and sweet, with blurbs on the RiverFront/Florida Rock zoning approval and the almost-arrival of 700 new residential units at 70 and 100 I Street.

* Also in the District Extra is a big piece on whether the diversity of the Nats' roster, "combined with their state-of-the-art stadium, will be enough to attract young blacks and Latinos to the game in the District."

* DC United wants the city to pay $225 million for its Poplar Point stadium, which the Post says is "far more than some city leaders say they would support" and that "even the amount officials have considered, $150 million, has raised some concern with D.C. Chief Financial Officer Natwar M. Gandhi, whose analysis has concluded such a deal could push the government above a Wall Street debt ceiling that he recommended last year." In the meantime, Marc Fisher thinks it's all a bad idea.