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Near Southeast DC Past News Items: Capper New Apt Bldgs
See JDLand's Capper New Apt Bldgs Project Page
for Photos, History, and Details
In the Pipeline
1000 1st St.
Yards/Parcel L
The Garrett
Square 696
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
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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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.
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More posts: Capper, Capper New Apt Bldgs, Development News, sq767
 

At a community meeting Tuesday night to discuss the DC Housing Authority's development plans for the block between 2nd, 3rd, I, and K known as Square 767, DCHA executive director Adrianne Todman confirmed that the agency is continuing to work on a two-building plan for the site: a 120-unit market-rate condo building that would be developed by EYA and partners, and a separate rental building that would be a mix of public housing and "affordable" units.
While the designs of the buildings and specific numbers as to the exact number of units and the income-requirement structure aren't yet available (and probably won't be until the Housing Authority submits its second-stage PUD filing to the Zoning Commission), a presentation slide referred to "48-67 affordable rental units." It was also said that the design of the buildings will be the same, with the same architect and materials for both buildings, and that the rental building will have ground-floor retail facing Canal Park.
And, because I'm a sucker for the deep official detail of zoning filings, I'm going to wait until that second-stage PUD hits the streets instead of delving into too much more into the details given at the meeting, especially given that it sounds like there is still some level of fluidity in the plans (Todman quickly mentioned at one point that she asked her team to "look at adding some market-rate [units] as well") and given that their zoning encyclopedia David Cortiella was not in attendance. But at the very least it seems to be a concrete decision to "integrate different incomes" in the rental building.
Todman did emphasize the Housing Authority is still in pursuit of its "prime directive" to rebuild the 707 units of public housing that were in Capper/Carrollsburg before it was demolished (398 available so far, 309 to go), and also getting as many of the original Capper families back to Near Southeast if they wish to return. And many of the questions from audience members centered around the issue of returning families, the use of vouchers in the new buildings, and the current lack of affordable ownership opportunities.
One other interesting theme that Todman mentioned a couple of times is how in comparison to other DCHA properties, the Capitol Quarter townhomes are "mixed income on steroids," with levels of diversity in both income and race that the Housing Authority just did not expect when planning Capper's redevelopment more than a decade ago."We have to work harder to make it a more seamless community," she said.
In other Capper-related tidbits passed along at the meeting: the opening date for the Community Center is now anticipated to be April 2016, and the financing deal for the 181-unit mixed-income apartment building planned for the south side of L Street SE between 2nd and 3rd (Square 769N) is expected to be completed in the spring as well.
It looks to be early 2016 before the Square 767 second-stage PUD will be filed, so until then, further specifics for this block may remain hard to come by. But I shall remain vigilant.
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More posts: Capper, Capper New Apt Bldgs, Development News, sq767, sq769napts
 

UPDATE, NOV. 9: This meeting is now going to be on Nov. 17, still at 6:30 pm at 200 I St., SE. It was rescheduled from its original date that turned out to conflict with a public safety meeting
Original post:
There's not much detail at this point, but a public meeting has been scheduled on Oct. 27 at 6:30 pm at 200 I Street to discuss the DC Housing Authority's plans for the block known as Square 767, bounded by 2nd Place and 3rd, I, and K Streets SE.
This block, part of the Capper/Carrollsburg Hope VI redevelopment footprint, is the location where DCHA is looking to sell a portion of the land so that an as-yet unnamed developer can build a market-rate condo building. Such a plan would seem to mean that the necessary affordable rental units on that block would be confined to whatever non-condo project is also built on that block, a notion has had neighbors expressing much concern since it was first revealed nearly two years ago.
There's no agenda or materials yet released, so look for a more detailed post once DCHA makes those items available.
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More posts: Capper, Capper New Apt Bldgs, meetings, sq767
 

Earlier this month, the team developing a planned mixed-income apartment building that is part of the Capper/Carollsburg redevelopment was one of 18 awardees named to share a $142 million pot* helping to fund affordable housing units in the city.
The building, as yet unnamed and generally just referred to by some variation of the oh-so-attractive "Square 769N Residential" moniker, is planned for the northern part of the block bounded by 2nd Place, 3rd, L, and M, next door to the recently discussed 250 M Street office building. It will be 11 stories, and will include 34 units of public housing in its 171 rental units. There will also be about 4,100 square feet of ground-floor retail. (The above image shows the block as seen from Canal Park, with the apartment building at left and 250 M at right.)
This funding is not enough to get the building's construction jump-started, but a) it's better than no funding at all and b) it probably helps move the process toward full funding forward.
It has already spent plenty of time in Zoning Land, having received its second-stage PUD approval back in 2009 followed by time extensions in 2011 and 2013.
This is one of four** large mixed-income apartment buildings still to be built as part of Capper's redevelopment, with two more planned for the other blocks along the east side of Canal Park plus one on the old trash transfer site at New Jersey and K.
* For sticklers, this award is part of the 2014 Notice of Funding Availability (NOFA) awards from the Housing Production Trust Fund.
** It could be five, since the Housing Authority is looking at splitting some units out from one planned mixed-income rental building (not this one!) into a second market-rate condo building. But there has been no public indication of movement one way or the other on that, and a planned Zoning hearing this fall has been pushed back to at least early 2015.
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More posts: Capper, Capper New Apt Bldgs, Development News, sq769napts
 

A clearly happy and relieved group of city officials, developers, and residents gathered this morning on the parking lot at 7th and L, SE, to ceremonially break ground on the Lofts at Capitol Quarter, the 195-unit mixed-income apartment building that marks the latest phase in the redevelopment of the Capper/Carrollsburg public housing project.
Mayor Vince Gray, DC Housing Authority director Adrianne Todman, Ward 6 council member Tommy Wells, and other speakers all discussed the importance of making sure that residents are not priced out of the District, focusing on the 39 units of public housing that will be included in this project. When this building is completed, DCHA will have replaced 61 percent of Capper's original 707 units of public housing.
A lot of cooks were in the Lofts's $42 million financial kitchen, since DCHA did not use any of the Capper Hope VI funds to get the project underway. Instead, DCHA is acting as a first-time co-developer alongside Urban Atlantic and Forest City Washington, apparently crafting a "unique and complex legal and financial structure" that involves low income tax credits, DC Housing Finance Agency debt purchased by Citi Community Capital, and a short-term loan made by Industrial Bank.
The building is expected to be completed by 2015. You can read more about it here, and on my project page.
And because I'm a sucker for photos of dirt being flung into the air, here's a gallery of images from the event, which included not only the usual lineup of officials but also former and current Capper residents.
As for when "real" groundbreaking will begin, let's just say Any Minute Now. (And Nats fans and commuters should be prepared that Lot W will be cut pretty much in half by this development.)
 

It's getting hard to keep track of all of the projects in the ground around the neighborhood, and now another one is about to be added to the list: the 195-unit mixed-income apartment building christened the Lofts at Capitol Quarter is having a ceremonial groundbreaking on March 5 at 10 am, with the mayor, Tommy Wells, and other luminaries expected to be in attendance.
This project, on the south side of L Street SE between 5th and 7th, is on the site of the old Capper Seniors building, and will displace the northern half of Nats Economy Lot W. It faces the Marine Bachelor Enlisted Quarters building that opened at 7th and L in 2004.
Of course, since this is a ceremonial event, we'll have to see when actual moving of dirt--other than by shovel-wielding VIPs--begins. But financing is in place, permits are approved, and the DC Housing Authority appears raring to go to get this project underway.
When completed, the building will be run by Forest City's residential management arm, and will have a fitness room, roof decks, interior courtyards, and meeting space. It's expected to take about 20 months to complete once construction begins.
This is the third apartment building to rise up as part of the Hope VI redevelopment of the Capper/Carrollsburg housing project, and the first to be mixed income, with at least 38 affordable units to be included.
The "Capitol Quarter" moniker comes from the rows of new townhouses built a few blocks away as part of the Capper redevelopment. In the original plans for Capper's re-do, this site (known as Square 882) was going to be townhouses as well, but was switched to an apartment building in 2009. The south half of the block, facing M Street and the Navy Yard, may someday be the 600 M Street office development, but that does not appear to be happening anytime soon.
 

Now that I've come out of my snow bunker (being a weather geek is a terrible disease), I'll pass along these notes from the past week or so in Zoning Land:
* VET: The commission on Feb. 6 approved 5-0-0 Forest City's request for a wording change to allow a veterinary hospital to operate in the Southeast Federal Center Overlay area (basically, the Yards).
As I wrote a week or so ago, a vet is a potential tenant in Twelve12's retail space on Tingey Street, but before a lease can be signed, "veterinary boarding hospital and veterinary hospital uses" needed to be added to the SFC overlay's allowed uses, subject to a number of conditions (no more than 50 percent of the tenant space can be for boarding, that any animal legally sold in the District can be boarded, incidental boarding of animals for convalesence is allowed, order and waste handling requirements, and that grooming and supplies can only be "accessory" uses). There was some back-and-forth about the word "incidental," and it was agreed that that wording be better phrased before the final vote.
Forest City does not announce tenants until a lease is executed, so the name of the potential vet has not been released.
* CAPPER: On Feb. 10, the commission voted to "set down" for a full hearing the Housing Authority's request to modify the Capper PUD to allow 30 of the affordable housing units planned for squares 739, 767 and 768 to be transferred outside the Capper boundaries to the block where the Park Chelsea is currently under construction. (See the this map culled from the Office of Planning Report to help you visualize.)
The planning folks have a number of issues they want DCHA to address before the hearing on this modification, but not among them is the biggest issue that ANC 6D has with Square 767: that the Housing Authority is thinking about a plan that would change the original plans for a single 147-unit mixed-income building to two buildings, one a market rate-only condo building and the other an affordable housing-only building. (This plan is not mentioned in the housing authority's filings with the zoning commission.)
During the discussion, commission chair Anthony Hood noted that ANC 6D is "one of the ANCs that this commission knows is very engaged," which was in reference to the strongly worded letter the commission received with 6D's concerns that they and the community still need to be "appropriately briefed" about DCHA's plans, and that the commission be able to "fully vet our concerns with them regarding the request for modification." Hood also said, "Let's make sure the next vote we see shows that everyone is working together."
Concurrently, the commission's vote also deferred action on DCHA's parallel request for a five-year extension to the PUD covering these same three squares, saying that the extension request decision hinges on the modification case's decision. The Office of Planning is recommending just a two-year extension, and zoning commissioner Marcie Cohen said that DCHA needs to provide much more detailed information on the steps taken up to this point to secure financing, since it is her opinion that the initial filing doesn't seem show a "compelling need" for an exemption.
The hearing date isn't yet set, and DCHA will have to go to ANC 6D (and probably 6B as well) in order to request support before its zoning commission appearance. The Housing Authority and 6D have had a pretty contentious relationship over the years in regards to the Capper redevelopment, and it's unlikely that the deliberations over this zoning request will change that.
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More posts: Capper, Capper New Apt Bldgs, WC Smith/Square 737, sq767, The Yards, Twelve12/Teeter/Yards, zoning
 

The neighborhood appears to have (yet) another residential project likely to get underway in 2014, as the DC Housing Authority has finally gotten the financing together for the long-planned 195-unit mixed-income residential building at 7th and L SE, on the site of the old Capper Seniors building.
The building permit for the project was approved a few months ago, and with money now in place, it's expected that dirt should begin to move within a few months ("expected" as always being the key word). This building, which will face the Marine Bachelor Enlisted Quarters across L, will be all rentals, and will have 39 affordable housing units alongside the market-rate offerings.
Documents filed with the Recorder of Deeds refer to the project as "The Lofts at Capitol Quarter." The building will be run by Forest City's residential management arm, and will have a fitness room, roof decks, interior courtyards, and meeting space. It's expected to take about 20 months to complete once construction begins.
Nats fans may be a bit chagrined by this news, though, since the new building will take out a chunk of Economy Lot W, cutting the number of spaces down to 186 once the lot is reconfigured (hopefully by Opening Day).
Note that this building is only on the north side of the block, which is why Lot W isn't disappearing completely--yet. The south side is slated to someday be a sizeable office building, though no start date appears to be anywhere on the boards for that.
This will be the first mixed-income apartment building to come out of the Capper Hope VI redevelopment; the first two apartment buildings completed--Capper Seniors and 400 M--are both all affordable-housing units. Four (or maybe five) additional residential buildings, with another 900-plus mixed-income units including about 285 affordable units, are still to be built before Capper reaches full build-out of its residential component.
This project is now on the 2014 docket along with Forest City's Yards/Parcel N, WC Smith's 800 New Jersey (aka The Whole Foods Building), and Donohoe's 1111 New Jersey, if these developers can make it past my jaded skepticism about announced start dates (well earned during the Lean Years of 2008-2012) and start building.
Already under construction and expected to open in the next year or so are rental projects Twelve12, River Parc, and the Park Chelsea.
And, when the Lofts at Capitol Quarter are completed, the south side of L Street between 5th and 7th will look a little different from what was there before:
 

City Paper's Housing Complex blog reported last week that the DC Housing Authority is investigating the possible sale of 10,000 square feet of Capper/Carrollsburg land on the Square 767, the block bounded by 3rd, 2nd, I, and K, "to a private developer to construct market-rate condominiums, and then to use that money to help build an all-affordable apartment building, with 48 units, on an adjacent parcel."
CP: "The plan would speed up the construction of the delayed replacement units, for which funding has been a sticking point. But it would also mean separating the affordable and market-rate units into separate buildings, which some neighbors see as a violation of the spirit of the Hope VI redevelopment, which has seen low-income and market-rate units blended together throughout the neighborhood."
While no developer has officially been named, I would note that an observant blogger noted back in March that a soil boring permit on the block now in question had been issued to EYA, developer of the Capitol Quarter townhomes that make up the bulk of the reconstructed Capper footprint.
ANC commissioner David Garber has made clear his displeasure with the Housing Authority's lack of pursuit of community input on this plan, and is also quoted by City Paper saying that the proposal is "a pretty big change from people's expectations." At its December meeting, ANC 6D voted to "express our disapproval of the planned sale."
In response to the article, DCHA emphasized that this move would not change the overall mixed-income approach for Capper's redevelopment, and added, "we believe additional homeownership options will be good for the community."
This is not as yet a done deal, with DCHA saying that at this point they have just asked their board for permission to explore the possibility.
In the Hope VI plans for Capper as approved by the Zoning Commission back in 2004, this block and the two blocks to the south, which run along the eastern edge of Canal Park, are to house for apartment buildings totaling 613ish mixed-income units. Two additional buildings--on the former site of the trash transfer station at New Jersey and K and on the old Capper Seniors site at 7th and L on Square 882--would add another 510ish mixed-income units.
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More posts: Capper, Capper New Apt Bldgs, Development News, sq767
 

Now that the Park Tavern looks just about ready to open (and the grapevine tells me it got its liquor license on Monday morning), it looks like Xavier Cervera is turning his attention to the project we have known as Willie's Brew and Que at the Boilermaker Shops at the Yards.
According the latest batch of approved building permits, a building permit has been issued (to Williams Willies Sports, technically), for a restaurant with 109 seats and 156 occupancy load.
So now everyone can start keeping an eye out for any work in the space on the Boilermaker Shops' western end, on Tingey at 3rd Street. (The photo above is from a visit I made to the Willie's spot back in September.)
Other items worth noting in the latest permitting blitz:
* The Park Tavern has gotten its permit for a 75-seat summer garden.
* Gordon Biersch's outdoor seating has been reduced from a 94-seat area to a 60-seat summer garden.
Then there's this additional tidbit, which needs to have a glaring "CONJECTURE!" label attached to it. But a few weeks ago EYA got a soil boring permit for 908 2nd Street, SE, which is the empty parking lot owned by the Housing Authority between I and K and between Canal Park and EYA's now-completed Capitol Quarter townhouse project. I have heard rumors for a while now that there's been talk of another deal between EYA and DCHA, though not for townhouses this time around. The empty lot where the soil borings took place is part of the Capper Hope VI footprint, and the plans have always been for a six-story, 147-unit mixed-income building on that site. Is something in the works? All together now: We shall see!
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