If you're not up for reading all six pages yourself, here's my Zagat-style report on the report:

It makes for good reading if you're interested in how new buildings in historic districts are evaluated; you might be surprised (I was!) that design guidelines actually "discourage the exact duplication of historic styles," opting instead to encourage applicants to consider a new building as an "enhancement" to the district "while respecting the historic context." The report discusses how the decision to go with a one-story structure could draw on "the vernacular of Washington's modest industrial buildings and alley warehouses," and in fact the report includes a photo of the Bier Garden lot in 1949, when a one-story building housing a laundry/tailor stood on the site.

The report finds that the proposed massing of the new building does reflect the character of the historic district and "references recognizable attributes" of both industrial buildings and traditional beer gardens. The report also sees the rain screen and other more contemporary design choices as reflecting the "whimsy, casualness and somewhat ad-hoc nature of many outdoor beer gardens."

However, there are concerns that there are so many finishes applied "in so many different directions" that the result is a "somewhat chaotic and unfinished appearance," and suggests selecting one or two key ideas that would allow the building "to be showcased in a less hectic manner." Other major issues cited include choices on the roof deck (and the lack of any lighting or shade up there in the current design), the proportions of the doors, and the designs of the rain screens, as well as how the building's "streetscape presence" along both 8th and L.

The report ends with a recommendation that the applicants "restudy the issues outlined [...] as they pertain to the principles of design cohesiveness, proportion and scale, and streetscape presence." It's also recommended that the board delegate final approval of the design to the board staff once the comments from staff and the board are addressed in the revisions.

The hearing begins at 10 am on Thursday, and can be watched live, or on demand starting the next day. (And this will actually be the first HPRB hearing I'll have ever watched!) You can read my previous Bier Garden posts if you're needing to get caught up.

UPDATE: And now we return back to "Beer Garden" from "Bier Garden," as Mark Brody informs me that it was a typo on the plans.

"Whole Foods Market and a D.C. real estate firm are interested in building a new store in Southeast Washington near Nationals Park, but the developer says that luring the grocer would require $8 million in tax breaks. William C. Smith and Co. is proposing a 39,000-square-foot Whole Foods for 800 New Jersey Ave. SE as part of a building that would include 375 apartments."

More: "Smith said the $800,000 annual tax break would cover requests by Whole Foods including an additional level of underground parking, extra elevators and higher ceilings on the bottom floor. Without the tax break, he said, he would either wait to develop the site or build a smaller apartment building with little or no retail."

Tax breaks for developments are being requested more frequently during this Era of Economic Difficulties, but the city's own financial troubles, and the amount of assistance that has been going to Ward 6 in comparison to other parts of the city, may make a request like this a tough sell, the article says.

There are already plans to bring a not-officially-named grocery store (*cough*Harris Teeter*cough*) to the neighborhood perhaps in 2013 at 4th and M in the Yards. This Whole Foods site, though, would also be a draw not only for Near Southeast residents but for folks on the south side of Capitol Hill, given its location just on the other side of the Southeast Freeway. You can see some photos of the site here.

WC Smith has been planning a four-building, 1.1-million square foot office/residential/retail project on this block (Square 737) for some time. The transfer of a small plot of land known Reservation 17A was finally completed last year from the Feds to the city, clearing a long-time bureaucratic hurdle to getting the site redeveloped. (This will also allow I Street to be built through between 2nd and New Jersey once the DPW building just to the south is demolished, which may happen this year.)

There has been chatter over the past few months that Smith was pitching the entire site for the 1.1-million-square-foot Department of Homeland Security lease that GSA currently has out for bid--this movement on getting a residential building started might seem to signal a shift from that possibility, along with being another indication that developers are sensing Near Southeast is a strong residential market.

This lot is next to 225 Virginia Avenue, the old Star/Post plant that is hours away from starting its transformation into 200 I Street, which will be home to three city agencies when its "re-skinning" and renovation is completed within the next two years.

(A note: The article says that WC Smith purchased the land from the Post in 2000 for $50 million; I think a decimal point got lost somewhere, because DC Property Records say that the lot, which used to be home to an old warehouse owned by the Washington Star and then the Washington Post, sold for $50,000 in December 1999. That number might not be right either, but considering that even now, in a completely changed neighborhood 11 years later, the 800 New Jersey land is assessed at just over $19 million $58 million, I doubt that Smith paid $50 million. [UPDATED because I looked at only one assessment record instead of three.] The WC Smith parcels were assessed at about $2.5 million in 2001, the oldest records that I have.)

Original plans for a temporary structure were undoable thanks to historic district restrictions, so now the applicant, Mark Brody, and his architect have opted to go with a one-story building with a roof deck, in addition to the proposed ground-level summer garden. The look of the building (which is closer to 1 1/2 stories high) is very industrial, with large multi-paned windows and lots of "wood rainscreening" on the exterior and the roof deck. (I've asked for electronic versions of the color renderings that were shown at Tuesday night's ANC 6B meeting, but Mr. Brody is still pondering whether to pass them along.) UPDATE: Since the renderings have been submitted to the Historic Preservation Office and have been shown at a public meeting, an interested party passed them along. (UPDATE 1A: And Mr. Brody's architect has now sent it to me as well--thank you!) Here is the main image, looking at the corner of 8th and L:

The ANC's Planning and Zoning Committee had a first look at the designs on Feb. 1, and, according to the committee report, expressed a number of concerns about "the proposed materials, the open deck design, and the lack of letters of support from other establishments and or affected neighbors" as well as the "unfinished appearance" and issues with not having received details such as "views of the affected area with relationship to existing structures and plat specifications."

By the time the full commission met Tuesday night, Brody had made some changes to the initial designs, and forwarded letters of support from two neighbors on L Street as well 18 letters from Capitol Quarter residents (thanks probably to an e-mail that went to the private CQ mailing list asking for support). When asked, Brody said that Mark Batterson of the National Community Church (which is buying up the north side of this "Saints and Sinners" block to build a new office and performance space) has decided that he "will take no position" on the beer garden plans.

There ensued much discussion, with the bulk of concerns coming from Kirsten Oldenburg (in whose SMD this is) and David Garrison, who both clearly are unhappy with the design, especially the roof deck. (Perhaps Kirsten will write more about this project on her blog so I don't have to try to summarize, HINT HINT.) But other commissioners made clear their desire to get something built on this portion of Barracks Row south of the freeway to help jump-start the area.

After an initial motion to oppose the designs while the applicant and the city's Historic Preservation Review Board continue to make refinements failed 3-7, a second motion to take no position failed 4-6, followed finally by a motion that passed 7-3 to support the designs, with an accompanying letter to the Historic Preservation Office detailing the commission's concerns about safety on the roof deck, the design of the doors (too stubby, Oldenburg says), the "parapet" that is above the front door, and the design's "historic character." Commissioners Oldenburg, Garrison, and Norman Metzger were the three commissioners in opposition. The HPRB may hear this case at its Feb. 24 meeting, though that agenda has not yet been set. (Note that the Capitol Hill Restoration Society will be a source of comments about the project as well.)

Interestingly, the liquor license apparently will not cover the roof deck, so Brody will have to come back to the ANC if he intends to serve alcohol in that space. There was also mention made of wanting to have sidewalk tables during warm weather, which will require a public space permit and another trip back to the ANC (athough the bus stop right out front might make for a space issue).

There's probably more to write about this, but I'm pacing myself, since I'm guessing there will be plenty of additional chances to cover the process. And hopefully I'll get some renderings to post soon, but when the project gets onto an HPRB agenda they'll become part of the public record, so I'll definitely have them then.

There were some additional South of the Freeway tibits that came out during these discussions, but I'll save those for another post.

UPDATE: Here's Kirsten Oldenburg's thoughts and concerns about the design.

"Das Bullpen" [copyright JD] is being envisioned as having a very different atmosphere from the current Bullpen, with the beer garden not having game areas with lots of kids running around. There would be no amplified music, and it would operate during the same hours as Bullpen 1.0 (which will be remaining open this year as well). It would have its own entrance, right across from the Metro station's entrance, and would be fenced in and partially covered/tented in the same way as the existing Bullpen.

At an ANC 6D ABC subcommittee meeting tonight, a Bullpen rep explained that Akridge, the owners of the entire block bounded by M, N, Half, and Van, has informed the Bullpen owners of plans to begin construction perhaps as early as October of this year on the southern end of the block, where Bullpen 1.0 is located. (There seems to have been some sort of "hint" that if the Bullpen wants to have a shot at a permanent home in the new ground-floor retail spaces that will be available when the block is completed, they need to expand to this additional area this year.) If Akridge's plans are unchanged from what went through the zoning process a few years ago, the southern end of the block would be a 300-unit residential building with ground-floor retail. You can see renderings on my Akridge Half Street page.

As you can see on my cruddy map, there will still be substantial parking available between the two locations. (For old-timers, this new site is where WMATA's old Southeastern Bus Garage entrance was located.)

The Bullpen's lawyers are trying to determine whether this constitutes an expansion of the current operation, to allow Das Bullpen to open under their existing liquor license, or whether a new license (and then a new voluntary agreement with the ANC) will be needed. More to come, I'm sure.

UPDATE: And it should be noted that this is a completely separate venture from the Bavarian Beer Garden plans at 8th and L, SE. Beer gardens to the left! Beer gardens to the right!

UPDATE II: To clear up any confusion, they are intending to have Das Bullpen open this spring, with Bullpen 1.0 open as well through the end of the 2011 baseball season.

UPDATE III: Another clarification: The new site has no official name yet. "Das Bullpen" is purely my invention, because I wanted something catchy to describe it.

I contacted Forest City, and they've told me that they are intending to have "seasonal tenant offerings" in these spots starting (hopefully) this year. There are 4 to 6 of these spaces (depending on how layouts and done), ranging from 366 to 506 square feet, and Forest City is anticipating they would be used for refreshment/light food sales and/or recreational equipment rentals--but they're open to discussing other uses. If you have your heart set on one (for perhaps a banana stand or some other offering), contact Brenda Temple at Forest City at (202) 496-6600.

Eventually the (currently naked) Lumber Storage Shed will be a retail pavilion, and later phases call for two additional retail buildings to be constructed just to the east of the shed (see the renderings way down at the bottom of my Yards Park page). And there will be ground-floor retail space at the Foundry Lofts just to the north of the park when that building opens later this year, not to mention 46,000 sq ft of retail space at the Boilermaker Shops.

* Tomorrow (Tuesday, Feb. 1), ANC 6B's Planning and Zoning subcommittee will be getting a first look at the construction plans for the Bavarian Beer Garden 8th and L, SE, as the owner has now begun the Historic Preservation review process, required because the site is within the boundaries of the Capitol Hill Historic District. This meeting is at 7 pm at the Caesar Chavez Public Charter School at 714 11th St., SE.

* Then, on Wednesday, Feb. 2, ANC 6D's Alcohol Beverage Control subcommittee will be meeting at 7 pm at King Greenleaf Rec Center, 201 N St., SW, with an agenda item that says "proposed expansion into adjacent space for The Bullpen at 26 N St., SE." This is the outdoor bar just north of Nationals Park on the footprint of Akridge's Half Street project. I assume that an expansion would be northward, across a little alley and staying within Akridge's land; to expand westward would mean going across Van Street into Monument's property on the old BP Amoco site at South Capitol and N, and to expand eastward would mean going across Half Street into a very big hole.

* Both of these items, along with plenty of others, will then be on the agendas at the ANC's official monthly meetings--ANC 6B's is at 7 pm on Feb. 8 at the LDS Church at 522 7th St., SE, and 6D's is at 7 pm on Feb. 14 at St. Augustine's Episcopal Church at 600 M St., SW (the agenda for which probably won't be available until very [very very?] late this week).

Signage is up on both New Jersey Avenue and I Street for Harry's Reserve, the upscale wine and spirits store coming to the ground floor of 909 New Jersey, and a peek inside shows a big space with lots of dark wood cabinets. Don't know if they'll hit their Feb. 1 target date for opening, but they do look like they're in the homestretch.

Meanwhile, the framing is done and exterior walls are starting to go up at Little Red Building v2.0 (or Lot 38 Espresso, which is apparently the new new name), and it's interesting to see that the profile of the new building is pretty similar to the old one--maybe it'll be like an actress of a Certain Age, getting rebuilt from the ground up while trying to not look like she's had any work done. No timeline at this point for when the shop might open. UPDATE: I heard from Lot 38's owner today, saying that he's now looking toward an April opening for the coffee/sandwich shop.

I also took a pretty full series of photos of 225 Virginia (soon to be 200 I), not to document any changes but to get what might be a final set of "before" images, since the word had been that construction was supposed to start in December, and then January. (There are a few piles of construction fencing now on site, but I wouldn't expect work to be truly imminent until that firetruck parked on site at 3rd and I disappears.)
You can browse the entire batch of Sunday's photos, clicking on the icon to pair any shot with its "before" image. There's also last week's new photos, in case you missed them, showing the progress at Capitol Quarter, 1015 Half, and the Foundry Lofts.

* Last week I heard from the owners of what will soon be the Harry's Reserve "upscale" wine and spirits store at New Jersey and I, saying that they hope to be open by February 1.

* This year's NatsFest at the baseball stadium will be held on March 30, the day before the Opening Day home game against the Atlanta Braves. The schedule of events is still to come, but hopefully the decision to better tie in the event to the hoopla surrounding the start of the season won't be offset by it being on a Wednesday, when it's harder for kids to be there. (Especially kids who may already be playing hooky the next day!)

* The Yards Park web site now has information about renting space for public, private, or community events. And if you wander through the calendar, you can see what events might be on tap for this year, though the main calendar shows what's been confirmed, such as the Capitol City Beer Festival on May 28, the previously discussed DC Music Festival on May 7, the MetroDash obstacle course race on July 9, and a monthy Art Market.

* Stephen Strasburg, working on his degree while rehabbing, has written a thesis on the effects new stadiums have on neighborhoods, with a focus on Nationals Park. If he was looking for information on what the neighborhood looked like "before," I hope he found it! (And no, the thesis isn't available anywhere.)

* The National Capital Planning Commission will be looking at the final 11th Street Bridges site and building plans at their February 3 meeting. Gosh, I hope they like where the bridges themselves are placed in the designs!

* Off-topic, but the hunt seems to be back on for a new DC United stadium location, with one of the potential spots being across South Capitol Street at Buzzard Point in Southwest. (Please note that I said Buzzard Point. There is no s on the end. In case you missed 642 tweets about it today.) SWill has some additional information.

And, coming on Thursday (I hope), my 2011 State of the Hood roundup of the past 12 months' worth of activity, and what might be on the horizon. (I'm telling you this to force myself to actually get it done.)

At Tuesday night's ANC 6B meeting, two south-of-the-freeway issues were voted on (remember, the section from 7th Street to M Street eastward is 6B04, not 6D07):