peek >>
Near Southeast DC Past News Items: 400m
In the Pipeline
Community Center
Homewood Suites Hotel
Ballpark Square
Yards/Parcel A
Yards/Condo Project
Yards/Icon Theater
Virginia Ave. Tunnel
New Douglass Bridge
1333 M St.
Southeast Blvd.
Florida Rock
1244 South Capitol
New Barracks
1111 New Jersey
Akridge/Half St.
Monument/Half St.
Capper Apts.
250 M St.
Nat'l Community Church
909 Half St.
Factory 202/Yards
Congressional Square
1000 South Capitol
SC1100
Completed
Twelve12/Yards ('14)
Lumber Shed ('13)
Boilermaker Shops ('13)
Camden South Capitol ('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)
Posts on Food/Fun
Retail News
Restaurants/Nightlife
 

Ads by HillAds
  
Rearview Mirror
Blog Archive
Demolished Buildings
Historic Photos & Maps
Past Events Timeline
On the Hill, '59-'69
From Above, '49-'08
Gas Prices Gallery





Go to Full Blog Archive
33 Blog Posts Since 2003
Go to Page: 1 | 2

I'm just now coming across a Washington Post story entitled "Housing Area Pushing for Supermarket," which says that a group of residents "in a small triangle of Southeast Washington launched a 'supermarket project' yesterday to persuade a grocery chain to build a store in their neighborhood," with a planned petition drive looking to get 1,500 signatures.
But, of course, I'm yanking your chain, since this Post article is dated Dec. 16, 1965.
The group, the "Community Commitee Group," planned to visit the regional offices of Safeway, Giant, and Kroger to present the case that the residents of the area bounded by 8th, Virginia, M, and New Jersey had only two corner groceries, with the closest supermarket being at Seventh and G, SE, which was too far for the "aged who live in the Carrollsburg Dwellings project at Fourth and M." Also, because many of the residents in the area qualified for food stamps, they needed to be able to shop at a full supermarket, where the stamps would stretch farther.
The group "also hopes to interest a chain drug store and a combination dry cleaning-shoe repair shop to locate next to the proposed supermarket." Their suggested locations? "The west side of New Jersey Avenue between K and L Streets to replace some condemned buildings [ahem], the Washington Navy Yard parking lot on 2nd Street between M and I Streets [ahem], and the Lennox School annex at 4th and M Streets [ahem]."
In the meantime, while you're mourning the fact that no progress has been made in the brief 45 years since this article was published, you can think about another big development that Near Southeast missed out on: In the early 1990s the Federal Bureau of Prisons was looking for a location for a new 1,000-bed federal detention center, and one of the spots it considered was on the north side of I Street between South Capitol and New Jersey, the spot that's now home to the Axiom and Jefferson apartment buildings. And McDonald's. And Splash. (The other possible locations were in Northeast, but after battles with the National Capital Planning Commission and thanks to some pretty staunch opposition by city officials and residents, the Justice Department scrapped the plans in 1993.)
 

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!
 

[bump] Residents are now starting to move into 400 M Street, the building long known around these parts as Capper Building #2. They've launched a web site, 400mdc.com, and the sales office at the building is now open. There's a one-bedroom furnished model, of which one measley photo is posted on my Capper #2 page along with other photos from the building's interior.
The 139-unit building was originally designed for low-income seniors, but its profile has been expanded to also include renters who earn a moderate income of between 50 and 60 percent of the area's median income (AMI). This translates to a household income between $33,000 and $38,000 for one person and $38,000 to $45,000 for two people, and up to $54,000 for a family of four. The rental price is then set at 30% of the household income, which makes the rent for a one-bedroom unit range from $877 to $993 per month. But even with the change to allow renters with higher incomes, the building continues to rent to fixed-income seniors and other residents with lower incomes, placed through the D.C. Housing Authority, in order to maintain an overall income level of 45 percent AMI.
Fifty of the building's units have already been rented, including the four two-bedroom corner units facing the intersection at Fourth and M, which have some nice views of The Yards and the U.S. Department of Transportation headquarters. Twenty of the one-bedrooms and one of the two-bedrooms are for the mobility-impaired. As I mentioned in a post a few weeks ago, the building's first floor has a community room with kitchenette, and laundry, computer, fitness, and conference rooms. Outside there's a landscaped interior courtyard that also serves as a stormwater management system, and is also available for use by the residents of the Carroll Apartments low-income senior-citizens building next door.
Between 400 M and its sibling Capper Seniors #1, 300 new affordable housing units have opened at Capper in the past year. Another 400 units are still to come, at both the mixed-income Capitol Quarter townhouse development, which is scheduled to begin construction in 2008, and at additional mixed-income apartment buildings planned for Second Street, SE (no dates yet announced on those).
 

After being vacant since the beginning of the year, the old Capper Seniors building at 601 L Street is in its final days, with demolition scheduled to begin the first week in November. Once the hazmat cleanup that's been going on is finished, the building, which opened in the late 1950s, will be brought down floor-by-floor (no Vegas-style implosion). I was inside the fences yesterday and between the raindrops got a few pictures of this building, though I hope to get some more before the final curtain.
At the same time the old building is coming down, the 139-unit new Capper Building #2 at 400 M Street is going to be opening its doors to residents. Originally designed as a building for low-income seniors, its profile has been expanded to also include renters who earn up to 60 percent of the area median income (from $38,000 for one person to $54,000 for a family of four). I was given a tour yesterday and got photos of the inside; the first floor has a community room with kitchenette, and laundry, computer, fitness, and conference rooms, and the landscaped interior courtyard also serves as a stormwater management system. The two-bedroom corner units at Fourth and M have some pretty nice views of The Yards and DOT (but I think they're all already spoken for). Twenty of the one-bedrooms and one of the two-bedrooms are for the mobility-impaired. A web site for the building will be launched soon, and there will be a rental office on-site. With Building 2's opening, there are 300 new affordable housing units now available in the Capper Hope VI redevelopment (with Capper Seniors #1 having opened late in 2006), with another 400 to come as mixed-income Capitol Quarter gets underway early next year, and the other mixed-income Capper apartment buildings planned for Second Street loom farther at some unannounced date in the future.
 

After a week of days that were either overcast and drizzly or ridiculously hot and humid, today's sunny-and-warm profile gave me no choice but to venture out for a reconaissance mission. My report:
The masses of workers and the well-positioned fences make it nearly impossible to take photos of the current state of South Capitol Street, but I have added a decent photo to my Douglass Bridge makeover page showing the new South Capitol and Potomac intersection, which appears very close to being ready for traffic. Streetlights are in place, curbs have been built, paving has begun, and the historic globe streetlamps are installed all along the length of the bridge.
I also snuck a peek into the huge hole where Monument Realty's Half Street project is underway, and from N Street you can see what appears to be vertical construction is already underway at the bottom of the hole. It's along the M Street portion of the site, which will be home to the 55 M Street office building, which itself will contain the expanded entrance to the Navy Yard Metro station. Because that Metro work must be completed by Opening Day 2008, I guess it shouldn't be surprising that they're already pouring concrete and working upward, eight months into construction. The office building itself and the rest of the Half Street Phase I won't be completed until 2009.
And I unexpectedly found Demolished Building entry #138, as the beige garage that has long sat on the northeast side of the Half and I Street intersection bit the dust today, which I'm sure JPI is happy to see, given that 70/100 I Street is growing like a weed right next door.
Speaking of 70/100 I, it got updated photos today, along with Onyx on First and 100 M Street. You can look at those project pages (and their accompanying expanded archives), or you can browse this page showing all photos I've posted from today, which includes a few new shots of Capper Building #2, which I believe is just minutes from opening. And I even finally added a photo of the "Starbucks Coming Soon" sign out in front of the DOT HQ, for the caffeine-deprived.
 

The DC Housing Authority is having a groundbreaking ceremony on Tuesday (June 26) at 11 am for the first phase of the Capper/Carrollsburg mixed-income townhouses (i.e., Capitol Quarter), at 4th and L by the EYA sales office. This isn't a signal for the actual start of "vertical" construction, though--that won't begin until later this year.
And maybe this makes for a good time to have a refresher on what exactly "Capper/Carrollsburg" is:
In 2001, DC received a $34.9 million Hope VI grant to redevelop the 23-acre 700-unit Capper/Carrollsburg public housing project as a mixed-income development, replacing every one of the low-income units and then adding to them another 700-plus market-rate and workforce-rate rental and ownership units. The redevelopment project is being handled as a joint venture by Forest City Washington, Mid-City Urban LLC, and the Housing Authority.
The townhouse portion of the redevelopment, being marketed by EYA as Capitol Quarter, will have approximately 121 market-rate and 91 "workforce"-rate ownership houses; an additional 65 townhouses will contain 111 subsidized rental units and Section 8 ownership units. The market-rate houses are already being made available for reservations in monthly blocks, with the attendant tent cities popping up at the sales center as hopeful homeowners stake their claims. There was a lottery back in 2006 for the first 20 workforce units; I imagine another will be coming before too long.
Three hundred low-income rental units have already been completed (or are about to be) as part of the new Capper Seniors #1 and Capper Building #2 projects. The rest of the public housing rental units will be included in four mixed-income apartment buildings planned along Canal Park, three on the eastern side of the park between 2nd and 3rd and I and M, and a fourth on the site of the DPW Trash Transfer lot at New Jersey and K. None of these are anticipated to start construction before 2010, so in the meantime, temporary surface parking lots will soon appear on those blocks to help ease the expected Nationals stadium parking crunch.
Additionally, 700,000 sq ft of office space will eventually be built within the Capper redevelopment area; 250 M Street is a 190,000-sq-ft joint venture between William C. Smith and the DC Housing Authority, and although it now has all of its zoning approvals, we just learned a few days ago that Smith is going to wait until the building is 30 percent leased before beginning construction. There will eventually be another 500,000 sq ft of office space developed at 7th and M on the site of the old Capper Seniors building (itself scheduled to be demolished late this year), but with no current timetable for that project a temporary surface parking lot is coming to that site as well. There will also be another 30-45 townhomes built along L Street behind these new office buildings, but those are a long ways off.
Topping it all off, a new 28,000-sq-ft community center is planned at 5th and K, replacing the one demolished earlier this year. It could start construction in 2008, but those plans might change if, say, a developer or the Housing Authority manages to snag from DCPS the Van Ness Elementary School site at 5th and M, which was closed in 2006 and is now administrative space. A new elementary school could be then constructed to serve families as they move into the rebuilt Capper neighborhood, and the community center could be part of the school rather than being a standalone project. But with the changes in the structure of the public schools' governance, who knows when any decision like this could happen, if at all. Just some Sunday morning speculation for you.
(This info has all been available on my Capper overview page, but it's good to get it out front once in a while.)
 

If you are coming here after reading this week's Ballpark and Beyond column in the Post, here are my information/photo/news pages on Capper Building #2, Capper Seniors #1, the old Capper Seniors building at 6th and L, and the entire Capper/Carrollsburg Hope VI redevelopment. And if you liked all those purty stadium photos displayed next to the column in the print edition, here's my Stadium Construction Gallery for plenty more of those....
 

The final touches are starting to be put on Capper Building #2, the wraparound addition to the Carroll Apartments at 4th and M. It's expected that new residents will start arriving in July, with full occupancy by the end of the summer. While this was originally planned as a building for low-income senior citizens, there was a modification to its zoning back in March to allow younger residents with lower incomes as well. Seniors who have lived at Capper / Carrollsburg but chose not to move to the new Capper Seniors #1 when it opened in December get first dibs on units in this second building, followed by other former Capper residents who meet the requirements of having an earned income and having participated in their community supportive services program. Applications are also being accepted from non-Capper residents who have incomes between 50 and 60 percent of the area median income (just under $38,000 for a single person or $54,000 for a family of four). If you meet the income requirements and are interested in applying, you can visit the BallparkApts.com web site for more information, or call 202-546-1024.
As for the old Capper Seniors building at 601 L Street, it is scheduled to be demolished sometime this summer late this year. Temporary surface parking lots will be built on the site in time for the opening of the ballpark in spring 2008, but long-range plans call for office buildings to be eventually developed there.
UPDATED 6/19 with the revised timeline for demolition of the old Capper Seniors building; it's now scheduled to happen toward the end of 2007, thanks to hazmat abatement needing to take longer than originally planned.
 

The agenda for May ANC 6D meeting has been sent out (though it's not yet available on their web site). In addition to a presentation and vote on the Waterside Mall plans, there's a bunch of Near Southeast-related items on the agenda, ones that I've been posting about here for a while:
* There will be a presentation and vote on 1325 South Capitol's resubmission to the Zoning Commission as a PUD (that hearing is now scheduled for May 31). This is the planned 276-unit residential building across the street from the Nationals ballpark, which because of some procedural muck had to resubmit its plans in a different format.
* Also scheduled is an update by the DC Housing Authority on the latest goings-on at Capper/Carrollsburg, including status reports on the Senior Buildings (which I imagine will include the change for Capper Building #2 [aka the "Ballpark Apartments"] to allow workforce-level residents in addition to low-income seniors), as well as on the planned demolition this summer of the old Capper Seniors building at 7th and M, and the latest with the townhomes at Capitol Quarter, as more market-rate houses go on the market and with infrastructure construction expected to begin soon (and "vertical construction" probably starting in early fall).
* And there's also a presentation and vote on the (gaaaaak) Supplemental Stadium Surface Parking plan that's having its zoning hearing on May 21. My Stadium Transportation and Parking page (and its News Items tab) can give you the gory details.
This meeting is scheduled for the same time as Monday's Zoning Commission meeting, which includes on its newly-posted agenda the final approval vote on the 250 M Street office building project (which has been delayed a bit over the past few months), so it's a tough call which one I'll be focusing on. (Especially since we know how much I love ANC meetings.)
 

A few items of Near Southeast interest were on last night's Zoning Commission agenda. First, the commission unanimously approved the modification to the Capper/Carrollsburg PUD to change the makeup of Capper Seniors #2 (now nearly completed at 4th and M) from all units for low-income seniors to add some workforce-level (30-60% median income) units as well. Seniors will have first preference, followed by former Capper/Carrollsburg residents who meet the income requirements; because there are no one-bedroom units in the public housing portion of Capitol Quarter, making this switch at Capper Seniors #2 means that former residents in need of a one-bedroom have the chance to move back this year, instead of waiting for 2011 when the multifamily mixed-income buildings get built along 2nd Street. In return for this modification, the developers agreed to amendments recommended by the Office of Planning that additional shared parking spaces be created within three blocks of the building, and that two ride-sharing cars be located at Capper/Carrollsburg (also within three blocks of Seniors #2). So, look for more news in the coming weeks on the "Ballpark Apartments".
The commission also unanimously approved a modification to the office building at 100 M Street that needed to be undertaken because their sidewalk along 1st Street is being narrowed thanks to a decision by DDOT to widen 1st Street north of M to allow for two traffic lanes, two parking lanes, and a bike lane. The commissioners were not happy with DDOT's move, lamenting that the ZC's attempts to create walkable communities with vibrant ground-floor retail and outdoor seating space can get thwarted by a DDOT decision like this one. But the commissioners also agreed that the 100 M developers shouldn't be penalized for DDOT's mischief.
There was supposed to be a final vote on the Capitol Gateway Overlay Review for 1325 South Capitol, the new residential building across from the Nationals ballpark, but that has been deferred to the commission's April 9 public meeting.

 

The Zoning Commission has deferred until its March 26 Special Public Meeting any decision on whether to allow Capper Seniors #2 to be redesignated as a mutlifamily workforce (30%-60% annual median income) dwelling in addition to having its low-income senior citizens units. ZC chair Carol Mitten noted a bit of a disconnect between statements offered by the DC Housing Authority and the Office of Planning, and so both are to meet before March 26 to formulate a recommendation.
The March 26 special meeting will also have the ZC's final vote on the 1325 South Capitol Street residential project, and also the "minor modification" being requested at 100 M Street.
And, since I gave the Office of Zoning a bit of a hammering a few weeks back when they debuted their new online calendar, it's only fair that I now rave over the return of monthly at-a-glance lists for Zoning Commission and BZA meetings, which make finding out what's happening far far easier. Thanks, guys, not only is it great to see this functionality back, but you did a really nice job with it, too.
 

A new item popped up on this coming Monday's (March 12) Zoning Commission agenda, and apparently it is a request by the developers of Capper/Carrollsburg to revise one of the conditions in the original PUD to allow units in the new Capper Seniors #2 building to be made available as workforce housing (30%-60% annual median income) in addition to the already approved low-income senior units. This will probably be something that the ZC will have to have hearings on, but we'll find out on Monday.
And, let's think for a moment.... Income-limited units, in a building that will be ready this spring, close to Barracks Row and the Navy Yard Metro and the stadium.... Could this be the mysterious Ballpark Apartments? It would explain why they're using a portion of one of the Capper drawings in their ads (with no apparent fear of being sued), and there are indeed water and monument views from various angles in that new building (at least for now). It's a cirumstantial case, but a pretty strong one, methinks. Let's see what shakes out.
 

The latest weekly permit report from the DC Historic Preservation Office shows that a raze permit application has been filed for 601 L Street, SE, which is the address of the old Capper Seniors apartment building. This is not a huge surprise, I've been hearing that the plans are for this building to be demolished by the end of this year (mainly so that the lot can be cleared in time for Opening Day 2008 so that it can be used for baseball parking). Some of its residents have already been moved to the newly opened Capper Seniors #1, and the rest should be moved by the end of spring into Capper Seniors #2. It will be quite something to watch that building come down.

 

In addition to the latest stadium photos that I posted on Saturday, there's also a smattering of new photos on the 20 M Street and Capper Seniors #2 pages, and even the Monument Half Street page (showing the hole in the ground starting to be dug as part of the Navy Yard Metro station upgrade). I also tossed in a few updated photos of the 4th and K and 4th and L intersections into the Photo Archive as well.

 

The demolition of the final two blocks of Capper/Carrollsburg buildings got off to a quick start last week with two buildings gone almost immediately, but since then only one building (along K between 2nd and 3rd) has been worked on (now about 75% demolished), and it doesn't look like they've done any work on the site for the past two days. That still doesn't stop me from taking pictures, so there's an ever-so-incremental update to the Capper/Carrollsburg page. Thanks to the current Google Satellite images of Near Southeast still being from about 2002, plus this overhead shot I have from 1999, I was able to count that there were fifty Capper/Carrollsburg buildings in the late 1990s (ranging from the seven-story Capper Seniors building at 7th and M to the three other five-story apartment buildings along Virginia between 5th and 7th to the four-story blue-roofed buildings along 4th and 5th streets to the two-story dwellings along 2nd and 3rd); there are now six left (well, 6.25), and five of those will probably be gone within the next month, leaving only old Capper Seniors standing--but with its residents starting to be moved to the new Capper Seniors #1 soon and to Capper Seniors #2 in spring, it too will probably be gone before too many more months go by. (If you're wondering, the first Carrollsburg Dwellings were built in 1941, and the first of the Capper apartment buildings opened in 1958; old Capper Seniors was originally "all-ages" public housing, but was closed in 1973, then reopened in 1981 [six years behind schedule] as a seniors building.)
 

A beautiful fall day on Saturday meant that I had no choice but to go on a photo-taking expedition: see my photos of the new ballpark, Capper Seniors #2, and 20 M Street.
 

Speaking of taking pictures, I've added some ones to my 100 M Street, 1100 First Street, Capper Seniors #2, and M Street photo galleries. 1100 First in particular has some striking before-and-afters now that trees have been removed along 1st and L streets. I also did some creative cropping of a Sept. 2000 photo of M Street to document (barely!) a solitary rowhouse that used to stand on the 100 M Street lot (where those steps-to-nowhere just west of the alley had been for the past few years, until meeting the wrecking ball over the past few weeks).

 

Busy day of photo taking (though I wish it hadn't been so dang hazy), and so look to the following pages for new photos: 20 M, the ballpark, Capper/Carrollsburg (where the 3rd/4th/I/K block is now almost demolished) and Capper Seniors #2. If, as I suspect, 70 I and 1100 1st/100 M are about to start, I'm just going to have to start sleeping in my car, camera in hand :-).
 

With 20 M Street and Capper Seniors #2 both in the midst of the Speedy, Obvious Progress Being Made phase, I'm taking a lot of pictures of them, and so have posted new photos yet again. And since I got a wide-angle lens for my birthday last week, you'll note that some of the pictures have a different look to them than my usual fare. No, the buildings aren't in danger of falling over, it's just the lens doing what's necessary to get a 10-story building into frame from a vantage point across the street, rather than three blocks away :-).
More posts: 20 M, 400m, Capper Senior Apt Bldgs
 

Updated pictures--and the debut of new goofy construction slide shows for these projects--on both the 20 M and Capper Seniors #2 pages. (20 M has begun work on it's 10th and final floor.) And I also added a few shots to the Stadium Construction Gallery, as work at the southeast corner of the site continues to proceed (concrete pillars have been poured, and there even appears to be actual construction of platform at 1st and O). I haven't updated my overhead shots in a while, I must admit--walking along the path on the Frederick Douglass Bridge is taxing normally, but in this weather, I'm not sure I'd make it :-). Will try to get there soon. But of course Clark/Hunt/Smoot's construction web cam can give you the up-to-the-minute overhead view better than I ever could....
 
33 Posts:
Go to Page: 1 | 2