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Near Southeast DC Past News Items: Capper
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In the Pipeline
Yards/Icon Theater
1000 South Capitol
25 M
Chiller Site Condos
Yards/Parcel A
1333 M St.
New Douglass Bridge
More Capper Apts.
250 M St.
New Marine Barracks
Nat'l Community Church
Factory 202/Yards
SC1100
Completed
99 M ('18)
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)
 
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Time to catch up on some tidbits you may have missed (and also time to open a new thread for the JDLand commentariat).
* THE HARLOW: A public meeting last week to update residents on Capper/Carrollsburg's redevelopment status passed along the news that the building at 2nd and L across from Canal Park will be known as "The Harlow," which does roll off the tongue a bit more easily than the current "Square 769N Apartments." The building is expected to open in spring 2019, and will have 179 apartments, of which 36 will be affordable units. It will also have about 4,000 square feet of ground floor retail. The update also said that DCHA is still planning to move forward with Square 767 next, as a condo building and separate rental building. That plan still needs to start its way into the Zoning Fun Factory.
* SHOOTING ON 5TH: There was a shooting in front of the Capper Community Center at 5th and L in the wee hours of July 21. MPD described it this way: "At approximately 0320 hours unknown number of suspect(s) approached the victims that were in front of 1005 5th Street SE in dark colored vehicle. The suspect(s) opened fire on the victims wounding both of them. One victim was shot multiple times and transported to the hospital, the other victim was shot in the leg and transported to the hospital. The suspect(s) and suspect vehicle fled in an unknown direction. It is unsure how many individuals were in front of 1005 5th Street SE. Two weapons were recovered in front of the recreation center, also multiple shell casings found on the scene and there are rifles casings among the shell casings." Capitol Hill Corner summarized the subsequent MPD 1D community meeting.
* BRIDGE NEWS: If you're interested in the new Douglass Bridge, check out "Progress," the spiffy quarterly update. And you'll also see the spiffy Douglass Bridge logo.
* TUNNEL NEWS: If you're interested in the Virginia Avenue Tunnel (or, at this point, the Virginia Avenue Streetscape Restoration), the latest "Coffee with Chuck" slides give estimated timelines for when the remaining portions of the street should reopen to traffic. I'm most interested in seeing that the 2nd and H intersection should reopen in mid-August, which will make access to The Grocery Store That Shall Not Be Named much easier.
And last week's VAT newsletter added that H Street's completion will also "feature a train viewing area at the south tunnel portal where a historical marker of the original tunnel will be in place," which I inadvertently captured in the photo at right, which I took earlier this month to document the new lettering on the tunnel entrance. There will be the new dog park on the north side of H as well.
I think that's enough for now, except maybe to mention that the coming Bluestone Lane coffee shop has its signage up to the right of the 99 M lobby entrance. They apparently have a goal of opening by the end of August, but (all together now), We Shall See.
 

The party's over, the All-Stars have gone home (except for the three who already live here), and it's time to catch up on a few things that were easily missed during the five-day brouhaha.
* HATOBA: The neighborhood will finally get a ramen outlet in early 2019, when Hatoba opens in the old 100 Montaditos space in the Boilermaker Shops at the Yards. (You may have caught their pop-up with "Japanese hot dogs.") Washingtonian has more about this fourth venture from the team behind Daikaya, Bantam King, and Haikan. (And apparently "hatoba" means "dock.")
* EL BEBE: There's finally an official replacement for Open Road as Circa's sibling in the ground floor of the 99 M office building at 1st and M, and that's "El Bebe," which is billing itself as "tacos and tequila." Eater DC has more, including that both Bebe and Circa are shooting for a "late 2019 2018" opening. {fixed my own typo}
* WALTERS: The sports bar in the ground floor of 1221 Van isn't coming until next year, but they tweeted out this rendering of the planned interior.
* ALL-PURPOSE: Their rooftop is now open.
* DEEP DIVES: The Post had a long piece this weekend on the neighborhood 10 years after the ballpark's arrival (with some photos that will look familiar), and Washington Monthly has a long and interesting look at Business Improvement Districts, with a focus on the Capitol Riverfront BID.
* CAPPER MEETING: The DC Housing Authority is having a public meeting to give an update on the status of the Capper/Carrollsburg redevelopment on Wednesday, July 25, at 7 pm at the Capper Community Center, 1000 5th St., SE. I imagine this will discuss the remaining three blocks of the redevelopment footprint, which are planned as mixed-income residential buildings, including one condo building, if that is still on the boards. (UPDATE: The 25th is the correct date, but the flyer called it Tuesday instead of Wednesday. Waiting for an updated flyer.)
* BRIDGE SURVEY: Interested in the new Douglass Bridge? DDOT wants to hear from you in this survey.
* ME ME ME: I always feel weird about including these links, but if you want the quick version of how this crazy project came to be, read Urban Turf's look at the "Unofficial Historian of the Ballpark District."
 

Yes, it's time for another edition of JD Looks Behind Fences and Into Holes So You Don't Have To, and we start the rundown with two new spots to add to the lineup, where dirt has just begun to be moved: 71 Potomac, the 264-unit sibling to Dock 79 at Florida Rock, and "Square 696," Tishman Speyer's still-not-publicly-unveiled residential and retail project on the block bounded by I, K, 1st, and Half Streets. Plus I'll add an up-to-date shot of the excavation at Paradigm's 1000 1st Street project, just because it doesn't fit anywhere else in this post:
(Note that I'm giving Tishman a few more weeks before I craft my own rendering. And thanks to the 71 Potomac folks for the pretty wood fences with holes in them that are perfect for snooping bloggers to look through!)
Next, let's talk about the "hybrid" hole in the ground at 1250 Half Street, aka the old Monument Valley site just across N Street from Nats Park. This is where two cranes mark the slow beginnings of vertical construction at the bottom of the hole, while six-plus floors of construction are already complete at the north end of the project, since that part of the hole was dug and the foundation was completed back in 2007 when Monument thought it would be building out the entire block instead of just the 55 M office building. This is where a two-phase project with up to 440 units of residential and more than 60,000 square feet of retail will be built:
(I need this project to hurry up and get to ground level because it's impossible to get a shot of the bottom of the hole without going up to a nearby roof.)
Now we'll move to the corner of South Capitol and M, where the National Association of Broadcasters HQ is graduating from hole-in-the-ground to skeleton, while its sibling, the condo building Avidian, is still not quite yet visible above the fence line. I forgot to walk down to get a photo through the fence of the Avidian footprint, so instead I'll just include this very bad shot I took a few weeks ago of the first hints of construction on the new Douglass Bridge, because it needs to be documented.
Three more projects are on their way upwards, including the Garrett at 2nd and I and the co-projects Parcel L residential/Thompson Hotel hole at 3rd and Tingey in the Yards shown here. (I forgot to get a shot of the Parc Riverside II hole. Probably looks like a hole with concrete and rebar, like the others):
So, in case you're not counting, that's nine projects either still below ground or just at ground level (or 10 if you include the permanently below-ground Virginia Avenue Tunnel, or 11 if you include the currently below-water Douglass Bridge work).
Then you can add those to the eight other projects that are above-ground, topped out, or nearing completion, and you can understand why it's okay to feel like the neighborhood is still a perpetual construction site, and will be for a while yet. Here's shots of seven of them, in order of progress: the 99 M office building, the DC Water headquarters, the Bower condos and sibling Parcel O rental building, and additional residential projects 2 I Street, Square 769N, and West Half (alas, I haven't made it over recently to check out the status of the Emblem condo project at 8th and Virginia, so I'm one short):
No wonder I'm so tired.
 

Sunday morning brought a confluence of a clear calendar, clear skies, and a sort-of-unexpected desire to "get back to work," such as it is, so I took a long walk to get the JDLand camera caught up with the goings-on in the neighborhood. Here's the rundown:
* UPWARD: The biggest news (for me, anyway) is that at last the 99 M office building project has peeked up above ground-level. Also worth getting excited about is seeing the structural steel going up for the new DC Water headquarters along the banks of the Anacostia.
* DOWNWARD: There's digging underway (or about to be) in multiple locations, and the camera peeked past the fences to check out the holes. In order, may I present the current state of: the former McDonald's site at 2 I Street (where a 380-unit apartment building will rise), the Yards Parcel O site at 4th and Tingey (where a joint condo/apartment project has been slooowly underway thanks to the need to dig very carefully when it's an old munitions site), the mixed-income Capper apartment building at 3rd and L, and the JBG West Half residential project directly north of Nats Park.
(I missed the hole at South Capitol and M where the new NAB headquarters and the 10 Van residential building will rise, but it probably doesn't look all that much different from this.)
Then there's the Half Street Hole, where work does appear to be underway, but since excavation was done in 2007, it's kind of hard to tell what's new (I should have gone up to the Hampton Inn roof). Finally, there's the lot at Half and L where fences recently went up around the site that will be Phase II of the Parc Riverside apartment building, but while some dirt has been turned, heavy equipment isn't quite yet on site.
So, if you are counting, that is eight additional projects that will rise out of the ground in the coming year or so, along with the four others that are already above ground but not done.
* OUTWARD: Vertical construction has been finished for a while at the residential building 1221 Van just north of the ballpark, but exterior work has progressed since I last wandered by. And ditto for the District Winery building at 4th and Water.
* ONWARD: Some additional catching up.
And there are going to be lots of other "for the historical record" photos that have been needed to be taken for some months added to various project pages in coming days. Just click around from the main map--you'll never know what you might find.
Coming Soon, a Coming Soon post.
 

There apparently is a DC Housing Authority "construction progress" meeting tonight at the Community Center at 6 pm.
I don't have more specifics from that, and I won't be able to be there, alas, but I do know that they will be displaying the renderings showing (at last) the designs for the two new buildings planned for Square 767, the block bounded by 3rd, 2nd, I, and K, in advance of a planned zoning filing early next year.
Given that it's been almost precisely one year since the specifics for this project were last discussed at a public meeting, I would prefer to wait for the zoning filing to describe any plans beyond that there will be a condo building by Capitol Quarter developer EYA on the southern end of the block, and a smaller rental building that will be some mix of affordable units and public housing units on the north end.
The above rendering shows both buildings as seen from Canal Park, with the taller condo building at right along K Street and the shorter affordable building at left along I. The drawings below show the block as seen from 3rd and I, in both wide and close-up views, along with the current state of that stretch of 3rd.
If you have any feedback for the plans, head to the meeting tonight (sorry for the late notice) or contact the Housing Authority, or just sound off in the comments.
And perhaps the meeting will also give details on the timeline for the new mixed-income rental building on Square 769, which is supposed to get underway Any Minute Now. (I'd also wager that the meeting might mention all the spiffy new sidewalks and streetlights around the DCHA lots along 3rd and also at 2nd and K.)
UPDATE: I tossed together an official project page for Square 767, now that there are purty drawings to look at.
 

With the Bixby now apparently targeting late fall for move-in dates*, it's time to look toward the next project in the Hope VI redevelopment of the old Capper/Carrollsburg public housing projects, and that's the 171-unit mixed-income apartment building planned for the north end of the block bounded by 2nd Place, 3rd, L, and M Streets, SE.
There had been chatter that the project (it's the one on the left side of the rendering) would get underway this summer, but alas, delays with permits and financing have pushed that date enough along the calendar that the DC Housing Authority had to file a request with the Zoning Commission for a six-month extension past what was already a two-year extension.
"Although financing has been secured for the project," the agency's letter to the ZC says, "the final building permit authorizing construction has not been issued yet, which is a condition to closing." There are also delays associated with the more wide-ranging reviews and coordination apparently inherent in being the first building to implement the shared stormwater management system that was designed as part of Canal Park.
The Zoning Commission granted the extension with almost no discussion on Monday night, probably at about the same time that ANC 6D was voting 6-0-0 to support the request. This means that Feb. 14, 2017 is now the date by which construction is required to begin.
The as-yet-unnamed building, which is currently referred to as the "Square 769N Residential project," will share the block with what is currently slated to be an office building by WC Smith. It will have 34 affordable units and about 4,000 square feet of retail that would face Canal Park and Il Parco.
This would be the fourth multi-unit building to be built as part of the Capper redevelopment, and I'll note that it is not the "Square 767" development that has had residents expressing concerns over a two-building (one condo, one affordable only) configuration. (There should be some zoning filings on that one coming Any Minute Now.)
If you are trying to envision exactly where Square 769N is, perhaps a graphic and/or sort-of-current-ish photo would be of some assistance.
* As apparently told to ANC 6D at Monday night's meeting, though I was not there to hear it with my own ears.
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More posts: Capper, Development News, sq769napts
 

While no deal is as yet inked with an operator, the DC Housing Authority is operating a "Summer Club" at the new Capper Community Center through Aug. 19, with activities ranging from Zumba for kids to computer instruction, creative writing, field trips, and more.
There are also plans in the works to have after-school activities available while waiting for the operations bureaucracy to conclude, including basketball in the spiffy new gym. Keep an eye on the building's web site for additional details, or call 202-547-0581.
Although the building has been open for a number of weeks, the JDLand camera has only just now made a visit--and the resulting photo gallery is not only a trip through a rainbow of colors, but is also the swan song for JDLand Camera III, which is being retired after eight years of valiant service. (I had hoped it would be the debut of JDLand Camera IV, but the Postal Service was two hours too late.)
The full gallery is here. And here's a final before-and-after to wrap up my tracking of this project, from before the demolition of the old center's building in 2007 to the start of construction in spring 2014 to its completion:
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More posts: Capper, Community Center
 

For those wondering about the status of the Capper Community Center, now looking fresh and all-but-finished in its spot on 5th Street SE between K and L, I checked in this week with the DC Housing Authority, demanding that they give me an update, forthwith! And they did!
Getting the bad news out of the way first: the negotiations between DCHA and its original unnamed choice to operate the center "reached a natural conclusion without an agreement to move forward," according to DCHA spokesman Rick White. This means that the agency is "looking at alternatives," but any new agreement does not appear to be in the immediate future. That said, I have heard unconfirmed rumors that there will be some sort of "programming" at the center this summer--if that indeed turns out to be the case, the building will at least then not stand completed-but-empty while waiting for a deal to be struck with a new operator.
But there is a more pressing issue, which is that because of construction at Van Ness Elementary, the new building has been tapped to function as the Precinct 131 polling station for DC's primary election day on Tuesday, June 14. Even though the center does not yet have its official Certificate of Occupancy, spokesman White says that a temporary certificate of occupancy is in the works, and that DCHA is "not expecting any issues around the election."
So, other than snagging a peek in the gym on Tuesday when you go vote (because OF COURSE you are going to go vote), everyone will just have to gaze longingly at the new building's exterior a little while longer. At least it looks nice in the bright early June sun.
And in case you don't quite remember what this site used to look like, this slider can help. As can the project page.
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More posts: Capper, Community Center
 

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.
 

I am probably stepping on the toes of a big controlled PR unveiling, but my interest was piqued when I was followed on Twitter today by @TheBixbyDC.
A little bit of Googling brought me first to the address of 601 L St., SE, and then to this web site, all of which points to an official rebranding of what we've come to know as the Lofts at Capitol Quarter, the 195-unit mixed-income apartment building now under construction at 7th and L Streets, SE.
The content of the site at the moment is minimal, but you can see that they are (rightly) highlighting the building's location "between Capitol Hill and Navy Yard":
"At The Bixby, you'll find an inviting apartment that puts you in the middle of DC, just steps to Capitol Hill and the Capitol Riverfront, yet feels far away from it all when you want to relax. Explore the delights of Barracks Row and the Navy Yard, enjoy a quiet afternoon on your balcony or host an evening with friends on the rooftop."
Those of you with long memories may recognize 601 L St. SE as the address of the old Capper Seniors building, which was demolished eight years ago this month.
The Bixby web site allows you to register to receive more information, but there's no mention on the site yet as to when the building might start leasing.
Note that while Forest City's logo appears on the page, the development itself is a product of the DC Housing Authority, as part of the Capper/Carrollsburg redevelopment. Forest City is on board to manage the building, which will have 39 public housing units.
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More posts: The Bixby, Capper, Development News, The Bixby
 
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