Near Southeast DC: Past News Items
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Capitol Power Plant Going Green?; Yards Park Phase 2 Zoning Hearing Monday; Lawsuit to Stop 11th Street Bridges
Mar 1, 2009 9:56 AM
* (h/t reader F) The AP takes a look
at the Capitol Power Plant just north of the SE Freeway, the neighborhood's second most "favorite" landmark (after the school buses) with its smokestacks obscuring the view of the Capitol dome from many locations. On Thursday, Harry Reid and Nancy Pelosi wrote a letter
to the Architect of the Capitol asking that the power plant switch from burning coal to using natural gas for its operations, saying "The switch to natural gas will allow the CPP to dramatically reduce carbon and criteria pollutant emissions, eliminating more than 95 percent of sulfur oxides and at least 50 percent of carbon monoxide...We strongly encourage you to move forward aggressively with us on a comprehensive set of policies for the entire Capitol complex and the entire Legislative Branch to quickly reduce emissions and petroleum consumption through energy efficiency, renewable energy, and clean alternative fuels." The AP's story
tells how Congress has been trying to clean up the plant and make it more "green," and the potholes in the road to making it run completely on natural gas. I'm guessing it wouldn't be wise to start counting the minutes until the smokestacks are gone.
* On Monday at 6:30 pm the Zoning Commission is scheduled to have its hearing
on the Phase 2 plans for the park at The Yards
, though we'll see if the weather wreaks havoc with the schedule. Here's my notes
on the presentation of the designs to ANC 6D, and my Yards Park
page has renderings.
) Missed this--the Examiner reported on Friday
that the Capitol Hill Restoration Society has filed suit to stop construction of the new 11th Street Bridges
, citing its "significant, irreversible, adverse effects" on the surrounding area. The CHRS web site
has a bit more detail as well.
Zoning Commission Approves Akridge Half Street
Feb 26, 2009 7:51 PM
On Monday night, the Zoning Commission gave final approval to the Capitol Gateway Overlay Review
of Akridge's Half Street project
, on the site of the old WMATA bus garage at Half and M. Normally this would be where I would link to my entry with a detailed description of the late January hearing on this review--except that I couldn't find it. And as I thought back, it then dawned on me that I didn't actually write one. I think I was waiting to see if maybe I could get some renderings (which I've failed at), and then life sped onward. Oops. Feel free to ask for your money back.
But at least I wrote a long description of the project
when it was presented to ANC 6D in December--or, if you really want to know how the hearing went, here's the transcript
. (Though it will be pretty hard to follow along without any drawings to look at.)
The 700,000-sq-ft mixed-use project could get underway in early 2010. The bus garage will probably be demolished pretty soon, to clear the space for stadium parking.
ANC Supports Yards Park Phase 2; Tidbits on 11th Street Bridges; Nothing Else
Feb 11, 2009 1:29 PM
* With thanks to SWill
for passing the word (since I couldn't attend the meeting), I can report that ANC 6D on Monday night voted to support the plans for phase 2 of the Yards Park
, which will be going in front of the Zoning Commission on March 2. (You can read my summary of last week's presentation
to the ANC on the plans for more information.)
* If you're looking for analysis of what exactly the plans for the new 11th Street Bridges
configuration might mean, Greater Greater Washington is taking a look at them (part one here
; part two not yet posted). For what might perhaps be called an opposing viewpoint, DDOT's chief engineer Kathleen Penney contributed this article in the February Hill Rag
about what DDOT sees as the benefits of the project. And, if you want some 11th Street Bridges material to use as a sleeping aid, I pass along this link (via Tommy Wells's blog
) to the RFP
for the design/build contract. (The "amendment" link
is the *slightly* more comprehensible one.) There was a hearing last week on a bill about the contracting procedures
for the bridge, but I'm not *so* desperate for content to wade into that.
) I already posted about this, but it's a good time to mention again that there's a public forum on the 11th Street Bridges on Feb. 17: "Sustainable Development, Infrastructure, and the Future of the District of Columbia
," at the MLK Library at 6:30 pm. (DDOT just sent around its own announcement, now posted online
* And hey, check it out, the council has finally updated the user interface for its legislation database
* Other than that, all is very quiet these days. Though those following my Twittering
were apprised yesterday of this breaking news item: "[I] Dreamt last night that 3rd and K Market was reopening both as a bodega and a swank Indian food joint. With a new noodle place next door."
Lazy Weekend Tidbits: Capitol Quarter, ANC 6D
Feb 8, 2009 11:10 AM
Been kind of a nice few days here without much news, so now I'm having to force myself back into the routine. I'll start small:
* An update to the post
about the new houses released at Capitol Quarter
: EYA tells me that the houses released are spread throughout the development: 421 L Street, under construction and expected to be ready in April (listed for $720,340 on the EYA "Move In Now" list
), two houses in the block just to the north (expected to be ready in the fall), and four houses in the block bounded by I/Virginia, Fifth, Fourth, and K that could be ready by the end of the year. On all of these blocks the reservations placed by homeowners over the past few years have now been converted to contracts; that is expected to happen for the final Phase 1 block (between Third and Fourth and Virginia and I) later this year.
* The agenda for Monday night's ANC 6D meeting is posted
, and it includes a vote on the Phase 2 designs of the Yards Park
that were discussed at last week's special meeting
. I've also now added a bunch of those Phase 2 renderings to my Yards Park page
. Other items on the ANC 6D agenda are about Southwest subjects, though I should note that the National Marathon
on March 21 (which they'll be discussing) will be coming across the Douglass Bridge
, briefly using South Capitol Street until it turns west on P Street.
There's also an agenda item about a BZA application for 1101 South Capitol St., SW, which was the old KFC. This is a good opportunity for me to mention that, with two blogs
about Southwest now in full flight, I'm going back to my original boundaries, which old-timers will remember stopped in the median of South Capitol Street, which is where Southeast ends and Southwest begins. I'm lucky enough to be watching a neighborhood that has probably the firmest boundaries of any in the city, so I'm going to respect them!
* City budget season is nearly upon us. I've added to my calendar
a partial list of dates for FY08-09 oversight and FY10 budget hearings, for agencies that have the most bearing on Near Southeast. Check the DC Council web site
for the full list.
Capper Zoning Changes Presented to ANC 6D
Feb 4, 2009 3:17 PM
The last item to summarize from Monday's ANC 6D presentation hearing was an update on the series of changes being requested
to the Capper/Carrollsburg PUD
. I've been writing about some portion of these requests since July
, so here's some bullet points I've previously written (I just can't bring myself to have to compose new entries about this stuff AGAIN), along with comments from the ANC commissioners:
* Expanding the number of units at Capper: "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[.]"
The ANC was told that the Square 769N building was originally designed to be a market-rate condo building only, but that financing realities have forced a switch to rentals. And because rental units can be smaller, they were able to not only add more than 60 units, but make 34 of those units public housing, allowing a lower proportion of public housing units in the other four apartment buildings while still maintaining the required Hope VI one-to-one replacement of the original 695 Capper public housing units.
As for the Square 882 buildings, the change to apartments from townhouses would require a boost in parking spaces from 49 to 172--but they are proposing to lower the total spaces at the office building from 400 to 284. This is part of a request to bring down the overall number of required parking spaces from 1,845 to 1,780, including the removal of the requirement for 70 off-site spaces for 400 M Street
, which have been determined to be unnecessary.
(Note that the Square 769 and Square 882 issues before the Zoning Commission are technically a PUD second-stage review.)
* Time Extensions:
"There were also requests for three time extensions: to extend the first-stage PUD for an additional five years, to extend the deadline for filing second-stage approvals for the apartment building sites along Canal Park (including the trash-transfer station site) to 2013, and to extend the deadline for filing a building permit application for the planned community center at Fifth and K to January 2011, with an included extension of the start of construction to January 2012."
Commissioner Bob Siegel in particular is very unhappy about the delay in the community center construction, saying that the senior residents of 900 5th Street need an exercise room and other amenities. But he was told that, simply, the community center is unfinanceable right now.
And Commissioner Ron McBee wants to revisit the community benefits that were agreed to in the original Capper PUD, asking the presenters to get him a list of those benefits--I can do it for them, by pointing to pages 12-14 of the 2004 zoning order
The Zoning Commission will be hearing all these items on March 19. You can see the hearing notice
for the zoning-related specifics on the three cases
Update on South Capitol Street EIS, New Bridge
Feb 3, 2009 10:32 AM
ANC 6D heard a presentation on Monday night from the team working on the South Capitol Street Environmental Impact Statement
, which is now in its "final preferred alternative" stage. Their PowerPoint presentation was pretty close to the one I posted last month
, and one of the consultants did tweak me a bit about how I "spoiled the surprise" on the choice of the arched bascule design for the new Douglass Bridge
Here again are the (long!) bullet points about what the preferred alternative designs are for the portion of South Capitol west of the Anacostia (see the presentation
if you're interested in the preferred alternatives chosen for east of the river), along with some issues raised by the ANC:
* It was emphasized that these new designs will not be adding any capacity, but that the main goal is to bring back the "boulevard" feeling of the corridor.
* The new bridge will have 20-foot-wide sidewalks on each side, and only two piers will need to be built in the river, compared to 3-5 piers that would have been needed with the other designs. (The cable stayed swing bridge would have had just one pedestrian/bike path, 16 feet wide, in the middle of the bridge, surrounded by six lanes of traffic.)
* There will be a seven-acre traffic oval
at the foot of the new bridge (which will be located to the south of the current bridge), reshaping the intersection of South Capitol Street and Potomac Avenue
. (The ballpark
's Home Plate Gate and entrance promenade will be the northeast edge of the oval.) The city is already in the process of acquiring seven properties or portions of properties that will be needed for the oval and bridge footprint, including the red brick warehouse on the northwest corner
of South Capitol and Potomac. This oval is on the NCPC list of locations for future memorials and museums
* The intersection of South Capitol Street and M Street
will become an at-grade intersection (no more underpass for through traffic). ANC chair Andy Litsky expressed great concern about how this could make the intersection even more dangerous than it already is, to which the DDOT team replied that the reconfiguration should make it safer. (Certainly it would seem that having a "normal" intersection with two left-turn lanes in most directions would be an improvement safety-wise over the existing mish-mash of lights and poorly striped turn-lanes, but then there will also be a lot more cars cycling through once the tunnel lanes are gone.)
* There will be modifications to South Capitol's interchange with the SE/SW Freeway, with the replacement of the ramp that begins at I Street with an at-grade intersection underneath the freeway that would have two left-turn lanes to a new ramp. With the existing ramp removed, the intersection at South Capitol and I would also be reconfigured.
* The northern section of South Capitol Street will match the reconfigured portion between N Street and Potomac Avenue, as a six-lane boulevard with a median and wide sidewalks.
Commissioners McBee and Moffatt asked as they have in the past about whether the existing bridge could be kept as a pedestrian/bike-only bridge, but DDOT explained that since the swing span would continue to need to be opened for river traffic, the cost of maintaining the old bridge just isn't feasible. (The RiverFront
folks might also be a teensy bit upset that their land that's beneath the current bridge wouldn't be coming back to them.) And the team also indicated that this new bridge does not preclude the construction (Some Day, Perhaps, in Some Far Off Time) of a tunnel to move non-local traffic from Anacostia to I-395.
They expect the final Record of Decision from the feds this fall; however, when pressed for a start date, they said 2011 would be the absolute earliest for the start of construction (with completion possibly in 2015), but that as of now there's no funding for the $700 million project. It's also possible that portions of the designs could be undetaken if partial funding is received.
First Look at Phase 2 of the Yards Park
Feb 2, 2009 11:00 PM
Tonight ANC 6D had a special "presentation" meeting, to lighten the load of next Monday's business meeting so that everyone could go home before 2 am. On the agenda were three items, all of which are JDLand perennials. I'll post on Tuesday about the Capper zoning stuff
and the South Capitol Street EIS
, which didn't really contain much that I haven't previously covered; the third item was the designs for the second phase of the waterfront park at the Yards
The first phase, which is expected to begin construction in the next three months and be completed by mid-2010, is the basic layout of the park and the boardwalks. The second phase comprises 55,000 square feet of retail in the to-be-rehabbed Lumber Storage Shed and two new buildings, as well as a 60-foot-tall "visual marker" (seen at left) just to the southwest of the shed. (The third phase will be the piers and marina.) I was dreading coming home to describe these latest plans with no renderings to accompany my ramblings, but then I found the National Capital Planning Commission has done all my work for me
, thanks to these phase 2 designs being in front of the commission at their meeting this Thursday
(and for which the NCPC staff has recommended approval). You can see all of the drawings presented to the ANC in this NCPC document
, along with a lot of description of the designs, but I'll hit some highlights.
The "light tower," designed by James Carpenter Design Associates
, is made up of stainless steel prisms that reflect light during the day and will be subtly illuminated at night. The top is actually 70 feet from the top of the water, but 10 feet of that is the boardwalk; the structure itself is only 60 feet high.
The storage shed, as I've mentioned in the past, will lose its faaaahbulous salmon-colored corregated skin and will be enclosed with non-reflective glass. The other two buildings (currently given the wonderfully descriptive monikers of P2A and P2B) will also be mainly glass structures. There will be a restaurant court in front of the center building, overlooking the area of the park that steps down toward the waterfront. (A drawing of the three buildings' southern facades is here
; a larger version of the rendering at right showing how the buildings are not at all dominant when viewed from the waterfront is here
. See the NCPC document
for additional views.)
The questions from the ANC commissioners included whether this public park financed by public dollars
and owned by the city would be open to the public, whether there would be preferences for ANC 6D-based businesses for the retail spaces and the six kiosks planned near the light tower, and if there would be any city-controlled vending spaces in the park.
The designs will be presented to the Zoning Commission on March 2
(there are also some exceptions and/or variances being requested). The ANC will presumably be voting on whether or not to support the project at its Feb. 9 meeting.
Reminder: Akridge/Half Street at Zoning Commission
Jan 28, 2009 9:30 PM
Thursday (Jan. 29) at 6:30 pm
is the Zoning Commission Capitol Gateway Overlay Review
for Akridge's planned 700,000-sq-ft mixed-use project along Half Street
. You can read my summary of the project plans
as presented to the ANC a few months back for details; the ANC voted to support this plan
at their January meeting. (I still don't have any renderings--I hope to soon!)
There's also the Office of Planning's hearing report
for the project, which was prepared a few weeks ago; it says that OP is "very supportive of the project" but was unable to make a recommendation at the time of the report because it required additional information. I believe there's been some back-and-forth between Akridge and the planning office since then, but details will have to come at the hearing. The OP report is a good offering if you want a pretty detailed analysis of how the project stands up against the CG Overlay
requirements as well as explaining the various exceptions and variances being requested.
If you don't feel like schlepping down to the Zoning Commission offices at 441 4th St., NW at 6:30 pm (and there's no one who understands that more than me), you can watch the proceedings on live webcast
(no archived offerings, though). I imagine I might send a Tweet
or two, if there's something worthwhile.
Special ANC 6D Presentation Meeting on Feb. 2
Jan 27, 2009 7:45 PM
With developers of three large projects needing to make presentations, ANC 6D has decided to have a separate presentation meeting on Feb. 2
in advance of its Feb. 9 monthly business meeting. And all three are Near Southeast spectaculars:
* The Housing Authority will be there to talk about the various modifications it's seeking
to the Capper
PUD, in advance of its March 19 Zoning Commission hearing
* DDOT will be making a presentation on the final South Capitol Street Environmental Impact Statement
(this includes the plans for the new Douglass Bridge
), which I wrote about a few weeks back
* Forest City will be making a presentation about the park at the Yards
(I believe these are the designs for Phase II, which include the various pavilions and the docks and marinas). The National Capital Planning Commission will be taking a look at Yards designs at their Feb. 5 meeting
, and the Zoning Commission hearing on the park's second phase is scheduled for March 2
The meeting is at the ANC 6D offices on the second floor of 1501 Half Street, SW, at 7 pm.
ANC 6D Meeting Monday Night
Jan 9, 2009 9:38 AM
The agenda is out (though not net yet online
) for Monday's ANC 6D meeting, and if you've liked the past few meetings, you'll love this one, because it's pretty much a rehash of recent agendas
: the Capper
PUD modifications (described here
), the Capitol Quarter trash enclosures
(perhaps the fourth time's the charm), and Akridge's Half Street project
, which is going to the Zoning Commission at the end of this month
. (For Southwest folks, the Hogate's liquor license discussion is back, too.) And, although it's not on the agenda now, I'm guessing there might be some inauguration-related discussions. The ANC meets at St. Augustine's church, Sixth and M streets, SW, at 7 pm.
First Tidbits on Akridge's 25 M Project at Half Street
Dec 9, 2008 2:00 PM
It's been more than a year since WMATA first awarded the Southeastern Bus Garage
property at Half and M to Akridge
(and almost six months since the suit brought by Monument Realty over the bidding process was settled
), and at Monday night's ANC 6D meeting there was a first public peek at the designs for this central site being called 25 M Street, on the block just north of Nationals Park
bounded by Half, M, N, and Van. And clearly Akridge is taking this project very seriously, as they arrived at the meeting with an army of people, including heavy-hitter architects Bill Hellmuth of HOK
(who designed the office portion), Philip Esocoff of Esocoff and Associates
(designers of the residential portion), and Jon Eisen of StreetSense
(the group working on the retail).
I don't have any renderings yet (hope to within a month or so), but the ones displayed showed buildings with what Hellmuth described as "much more active facades" that "are not like a K Street monolith." There will be three buildings: two office buildings totaling 363,000 square feet, and a 276-unit residential building at N Street with roof terraces from which residents can look into the ballpark and watch the games. The facades step "out" and "in" (far enough in some places to require a zoning special exception), including some spots in the M Street office building that will allow tenants to look south into the ballpark, too. The general feel is not unlike the Monument designs
for the other side of Half. (And, with a raze permit already requested
, none of this incorporates the existing bus garage building.)
There will also be 56,000 square feet of retail, with a mix of one-, two-, and 2 1/2-story spaces occupying 69 percent of the ground floor, which will require a special exception from the Capitol Gateway Zoning Overlay
's requirement of 75 percent. They are expecting to have national retailers for the spaces along Half Street, but are planning to look for smaller local "service" retailers for the additional space along Van Street.
They are also creating what they call the "Via," a pedestrian-only "street" that runs from Half to Van between the two office buildings at the same spot in their block as "Monument Street" will be across the way (just south of 55 M
). They are envisioning a "one-of-a-kind" DC destination: a marketplace with stalls and local vendors, where you could get fresh food, "quick-bite" carry-out, etc. (They mentioned Pittsburgh as an example, and I'm assuming they're referencing the Strip District
.) The renderings also showed two glass-enclosed suspended walkways above the Via to connect the two office buildings.
The entire project will be LEED certified (as is now required in DC), though they aren't sure yet what level they'll be shooting for ("the goal is to get as high as we can"). Hellmuth said that HOK is not doing a single building in DC right now that isn't at least LEED Silver, and that all major tenants want to be in LEED buildings.
I didn't get the total number of underground parking spaces, but the residential will have three spaces for every four units. (Monument's project across the street, of similar size, would eventually have about 700 spaces.)
Akridge indicated that their "ideal start date" is January 2010, with construction of the entire 700,000-sq-ft project estimated at 22 months. But there is no firm commitment that it will start at that time (thanks to the Current Economic Situation), plus it could end up being built in phases.
The ANC commissioners seemed receptive to the plans (Bob Siegel said that it gave him a "nice, warm feeling"), though with the usual questions about employment for local residents and LSDBE considerations, and concerns about residents and tenants having to work around ballpark traffic.
Akridge was officially at the ANC to request its support for both the zoning overlay review and the special exceptions
being requested. While some commissioners were ready to vote to give support immediately, others weren't, and so after a number of differing motions that all failed it was decided that representatives of both sides would work together to discuss "issues" so that the ANC can vote on the project at its Jan. 12 meeting. The Zoning Overlay Review hearing is on Jan. 29
And, not that there's much to see yet, but I do know have an Akridge/25 M project page
, mainly with views of the bus garage from various angles.
ANC 6D Doings, Part 1: Artomatic, Nats Express, and Capper PUD Modification Requests
Dec 8, 2008 11:10 PM
Just got back from ANC 6D's meeting, and I'll leave you waiting until Tuesday for the first details on Akridge's Half Street plans
(I don't want to give it short shrift) but here's the other Near Southeast items of the evening:
* Commissioner David Sobelsohn said an announcement is likely coming next week that the city's 2009 Artomatic
festival will be held in ANC 6D, "most likely ANC 6D07" (which is Near Southeast). I know nothing more than that.
* Sobelsohn also introduced a resolution to send a letter to Tommy Wells, DDOT, and other officials expressing the ANC's support for the continuation of free parking at RFK and the Nats Express shuttle buses "to reduce the incidence of illegal on-street parking in ANC 6D by people attending events at Nationals Park." The resolution passed 6-0. A few weeks ago it was reported that Wells wants to discontinue the service
* The DC Housing Authority came requesting the ANC's support for a series of zoning items
having to do with the Capper
PUD, including extending some deadlines and also expanding the number of residential units offered. (You can read all about them here
; I'm too worn out to go into them all again tonight.) There wasn't much discussion of the request itself, because the commissioners were, shall we say, displeased that a huge packet of supporting materials arrived on their doorsteps just last Friday (6D07's Bob Siegel didn't receive his at all, and were unmoved when told it was basically the same information they had received in July.
There was also displeasure expressed about the request to delay the start date for the Community Center
at 5th and K to 2012, with the commissioners wondering what level the DCHA would consider a "critical mass" of residents that would make the center viable. (Only 300 of the planned 1500 units have been built so far, so it would seem that the threshold might perhaps be a bit higher.) But the Housing Authority made clear that obtaining financing for the project is the larger hurdle. The support request will be brought up again at the ANC's January 12 meeting.
* I admit that I didn't stick around for the late-in-the-agenda item on the Capper trash enclosures
. But DCHA mentioned that they had met with the city's Public Space Committee in advance of their monthly meeting, and were making progress on modifications to the design. ANC chair Moffatt asked if the enclosures still exist at all in the new design, and when he got the "yes" answer, that ended the discussion.
ANC 6D Meeting Monday (First Peek at 25 M)
Dec 5, 2008 12:44 PM
for Monday's ANC 6D monthly meeting is out, and the most enticing item is Akridge looking for the commission's support in advance of its Jan. 29 Capitol Gateway zoning overlay review
for its new 700,000-sq-ft mixed-use development at 25 M
, on the site of the old WMATA Southeastern Bus Garage, in the block directly north of Nationals Park
. At this point, little has been put forth publicly about the project other than it'll be a office/residential/retail mix, and is expected to get underway in early 2010.
Also on the agenda is a third
go-round with the DC Housing Authority over the designs for some external trash enclosures for some of the units at Capitol Quarter
. I wrote about the first discussion here
, and the Hill Rag has the report
on the second one. Will the third time be the charm, or will bad things come in threes? There will also be a status report about the Capper
redevelopment in general.
There's also apparently a letter being brought by Commissioner Sobelsohn to express the ANC's support for retaining the Nats Express shuttle bus that brings stadium-goers to the neighborhood from the parking lots at RFK. I imagine that the ANC will be expressing some level of concern about increased traffic and parking problems if that shuttle service goes away (it was reported last month
that Tommy Wells is in favor of ending it).
The ANC meeting is at 7 pm at St. Augustine's Church at Sixth and M streets, SW.
Connect Barracks Row Presentation on Dec. 18
Nov 28, 2008 9:09 AM
The group of urban planning students at the University of Maryland who have been studying the lower part of Eighth Street will be presenting their "Connect Barracks Row
" findings at a public meeting on Dec. 18 from 7:30 pm to 9 pm at the Navy Yard Car Barn, better known as the Blue Castle, at 770 M Street, SE. You can see the presentation from their Oct. 29 community meeting
and read a little more about the project on their web site
The students' work also got a write-up
in today's Washington Business Journal (subscribers only), which says: "Their findings so far come as no surprise: Walking beneath the noisy highway is undesirable, parking isn't easy to find and there is little reason to go to the site in the first place."
In describing lower Eighth Street, WBJ also says: "A developer had plans to turn one block into housing and residential space, but that plan apparently went nowhere." Sounds like a reference to the original plans for the Admiral at 801 Virginia
, which as I've been writing over the past few weeks has been redesigned as an office building and received its Board of Zoning Adjustment approvals on Tuesday
There's also mention of the hopes by Madison Marquette to turn the Blue Castle into a 99,000-sq-ft retail destination, but no progress has been announced.
BZA Approves Revised 801 Virginia Design
Nov 25, 2008 11:06 PM
This afternoon the city's Board of Zoning Adjustment
approved unanimously two requested variances that will allow 801 Virginia Avenue to go forward as a 19,000-sq-ft office building with 3,000 feet of ground-floor retail. I admit to listening to the webcast with only about half an ear, but the bulk of the discussion seemed to be centered around the applicant's request to only have 17 underground parking spaces instead of the required 30 (17 is still four more than were allotted in the original condo-building design). As I wrote about a few weeks back
, the developers say that groundwater levels and potential soil contamination issues would make it prohibitively expensive to dig two additional levels of parking (and having to have the garage entrance on L Street apparently doesn't help, either).
The 17 spaces will all be assigned to the office tenants, so there will be no parking for retail customers. (There was some discussion of creating overflow parking if necessary at 816 Potomac Avenue, another property owned by the same developer.) The applicant's traffic consultant also laid out the proximity of the site to Metro subway stations and bus lines, and with the request having the full support of the Office of Planning, ANC 6B, and the Capitol Hill Restoration Society, the board voted to approve the variances.
No word on when the project might get underway.
Zoning Overlay Review for Akridge Half Street Project
Nov 25, 2008 12:42 PM
While we're all busy looking at the hole in the ground
on the east side of Half Street, plans are apparently moving forward across the way: Akridge
's 700,000-sq-ft mixed-use project on the old WMATA Southeastern Bus Garage site
(just across from the Metro station entrance) is now on the Zoning Commission docket
for a Capitol Gateway Overlay Review
on Jan. 29, 2009.
This project will cover the entire block bounded by M, N, Van, and Half, which is the stretch along which fans walk to Nationals Park
from the west entrance of the Navy Yard Metro station. (Akridge bought the southernmost parcel
from Monument Realty back in late August, at the same time it finally closed on its $46 million purchase
of bus garage site.) A raze permit application
was filed for the bus garage building in September.
There hasn't been much made public yet about this development, other than it will be a mix of office, residential, and retail, and the hearing announcement
says that the FAR will be 7.9 and the maximum building height will be 110 feet. In addition to the overlay review (which sets out some firm guidelines
for projects along M Street and in the Ballpark District), Akridge is also asking for relief from roof structure requirements, loading requirements, ground-floor retail requirements, and step-back requirements.
It's been reported that Akridge is expecting to begin on the project in 2010; they've hired HOK
(designers of the ballpark and the Plaza on K
), Esocoff & Associates
) and StreetSense Inc.
to design what an Akridge press release
calls a "one-of-a-kind destination." Quoting further: "'Half Street is the city's newest and most unique urban destination,' says Matthew J. Klein, Akridge President. 'This stretch between the Metro and the ballpark has great energy and we look forward to capitalizing on that and other natural amenities like the river, to deliver the area's best urban living, working, shopping, dining, and entertainment project.'"
I've marked this movement by finally giving the site its own project page
(now separate from the old "Ballpark District
" page). Hopefully in the lead-up to the zoning hearing we'll get a peek at some renderings.
Mini-Roundup: Metro Station Entrance Closed, Zoning News, Taxation w/out Representation Street Hearing
Nov 16, 2008 5:42 PM
A bunch of items to start the week with:
* Remember that the west entrance to the Navy Yard Metro station at Half and M is closed every evening this week from 8 pm until closing, thanks to work on 55 M Street
* On Monday (Nov. 13), the Zoning Commission gave final approval to moving 225 Virginia Avenue
into the Capitol South Receiving Zone, which will allow any construction on the block to have greater height and density than the 6.5 FAR/90-ft-height currently allowed. This was approved with two caveats: that there is Zoning Commission review of the design of the portions of a building proposed to rise higher than 90 feet to confirm that the building will be sufficiently setback from the eastern building face, and that any structure will provide a suitable northern focal point for the Canal Blocks Park
. Read my entry from the hearing a few weeks ago
for more information.
* On Nov. 24 at 2 pm, the city council will be having a hearing
, the "Taxation Without Representation Street Renaming Act of 2008," which would "designate the portion of South Capitol Street, SE that intersects with N Street SE and Potomac Avenue SE as 'Taxation Without Representation Street, SE." It just so happens that this is the portion of South Capitol Street
that runs alongside Nationals Park
, where the council was thwarted in earlier attempts to install an electronic tote board
showing the federal taxes that DC residents pay while still having no voting representation in the US Congress.
* Tommy Wells is taking nominations for the Second Annual Livable, Walkable Awards
* For weeks I've been meaning to post that Nationals Park made the list of Travel and Leisure Magazine's "Must-See Green American Landmarks
," thanks to being the first LEED-certified professional sports facility.
ANC Agenda, Public Space Permit Feed Returns, School Bus Tea Leaves
Nov 7, 2008 9:59 AM
* The agenda for Monday's ANC 6D
meeting has been sent around (not yet posted online
). They'll be revisiting the designs for exterior trash enclosures on certain Capitol Quarter townhouses
that were discussed and given the thumbs down last month
. Other items include the potential modification of the 70 bus route, the franchise agreement between the city and Verizon for FiOS, and street closures for the SunTrust National Marathon on March 21. The meeting is at 7 pm at St. Augustine's church, Sixth and M streets, SW.
* Meeting at the same time on Monday (well, starting at 6:30 pm) will be the DC Zoning Commission
, with a vote on the proposal to move 225 Virginia Avenue into the Capitol South Receiving Zone (read about it here
* The city's Public Space Permit feed
is back. Yay! Hopefully the Building Permit feed
won't be far behind.
* One thing we've all learned over the years is to not believe anything about the school buses leaving Canal Park
until we actually see them all drive away. But I will note that the DC Housing Authority currently has a solicitation out for a contractor to build surface parking lots at DC Village (which is where the buses are relocating to). Bids are due Nov. 18. I'm hearing "mumbleJanuarymumbleFebruarymumble" as a potential timetable for the departure of the buses, but see sentence #1 of this paragraph.
Brief Zoning Commission Hearing on Post Plant
Oct 28, 2008 10:58 AM
On Monday night the Zoning Commission held a brief hearing on Case 06-32a
, the request by the city to move the old Post Plant at 225 Virginia Avenue
into the "Capitol South Receiving Zone," which would allow the block to receive transferable development rights, allowing greater height and density than the 6.5 FAR and 90-ft-height currently allowed.
When this was originally brought before the commission by developer Washington Telecom Associates for setdown two years ago, the Office of Planning indicated that they wouldn't support the request because of concerns about the added density on that block affecting both Canal Park
to the south and Capper/Carrollsburg townhouses
to the east (read the transcript
for more details). Since that time, the city subleased the building (paying $500k a month in rent), but has decided not to use it to house police department functions and so is in the process of finding a developer to take over its sublease (which also has an option to buy).
In their pre-hearing report
and during last night's session, OP said they are now prepared to support the move to the receiving zone, "provided that there is Zoning Commission review of the design of the portions of a building proposed to rise higher than 90' " which would confirm that the building "will be sufficiently setback from the eastern building face to avoid shadowing the lower buildings in Square 797 to the east" and that it "will provide a suitable northern focal point for the Canal Blocks Park." The OP report says that this lot would not be exempt from the city's inclusionary zoning requirements.
The three commissioners in attendance (Hood, May, and Turnbull) asked a few cursory questions, and noted that there was no report from ANC 6D nor any witnesses in support or opposition. The ZC will vote on this case at its Nov. 10 public meeting.
With the OPM page on the 225 Virginia Request for Expressions of Interest
saying that notification was to have happened yesterday, I thought there was a possibility that this hearing would give us some hint as to who might be taking over the city's lease, but the Office of Planning said they didn't know who the developer might be.
Capper PUD Items at Monday's Zoning Commission
Oct 23, 2008 12:14 PM
On Monday night, the Zoning Commission
briefly took up a group of items having to do with the Planned Unit Development
(PUD) approved for Capper/Carrollsburg
back in 2004. The first was the request that I've written about in the past
to expand the allowed number of residential units in apartment buildings planned for two spots along L Street (between Second and Third behind the proposed 250 M Street
office building and on the north side of the Old Capper Seniors
site). See my previous entry for specifics
There were also requests for three time extensions: to extend the first-stage PUD for an additional five years, to extend the deadline for filing second-stage approvals for the apartment building sites along Canal Park (including the trash-transfer station site) to 2013, and to extend the deadline for filing a building permit application for the planned community center
at Fifth and K to January 2011, with an included extension of the start of construction to January 2012.
The commission voted 4-0-1 to have all of these items come up together on a future date to be determined (as one public hearing and one special public meeting for those of you well-versed in ZC phraseology).
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