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Near Southeast DC Past News Items: sq769napts
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1000 1st St.
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The Garrett
Square 696
Yards/Icon Theater
1000 South Capitol
25 M
Chiller Site Condos
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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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11 Blog Posts Since 2003
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Time for my quarterly {ahem} update on all of the construction projects you are picking your way past when you walk/drive/bike around the Hood:
I'll start with the new openings and the coming soons, with both Due South Dockside and Morini Piccolo now operating (softly) on the Yards Park boardwalk, and Cava in the Homewood Suites at Half and M in Any Second Now territory:
As for buildings getting their faces on, I present Skanska's 99 M office building and the new DC Water headquarters:
There's also now two new arrivals above ground, as PN Hoffman's condo project The Bower has at last made its debut at 4th and Tingey, as has the DC Housing Authority's as-yet unnamed mixed-income rental building at 2nd and L, both of which are shot from the south instead of the intersection because it's now the time of year when anything shot to the south-southeast, south or south-southwest will look terrible, no matter what time of day:
Next on the assembly line, two more residential projects projects are likely to be making their above-ground debuts before the end of the year: JBG's West Half project directly north of Nats Park, and the McDonalds-slaying 2 I Street project:
Other holes in the ground I won't highlight this time around include the Bower's sibling rental project at 4th and Water, Toll Brother's Parc Riverside Phase II at Half and L, the Jair Lynch residential project at the Half Street Hole, and the combo project at South Capitol and M for the new National Association of Broadcasters headquarters and its next-door residential project labeled 10 Van.
Also, WC Smith has cleared the lot at 2nd and I to make way for the beginning of work on the Garrett, the third and final apartment building that makes up "The Collective" on that block. Plus, fences are up along 3rd Street for the next project in the Yards lineup, the 270-unit apartment building currently known as "Parcel L2." (Great, I have to update my Highlighted Projects map again.)
Just to make sure all ends of the construction spectrum are represented, one hole is even starting to get covered over, and that's in the 200 and 300 blocks of Virginia Avenue, where the Virginia Avenue Tunnel work is far enough along that you can actually start to imagine a street appearing again in those blocks in the coming months:
Finally, I'll close with a shot of a tearing down rather than a building up, and that's the pile of debris formerly known as 37 L Street SE--just in time to mark the 40th anniversary of the Cinema Follies fire, on Oct. 24, 1977.
So, while the neighborhood is taking a back seat these days to all of the excitement surrounding the opening of the Wharf down the road, there is still a fair amount happening. (And hopefully the neighborhood blogger will someday get back in the groove. Still riding the rollercoaster of my new not-yet-ready-to-call-it-normal.)
 

The siren song of a stunningly clear and breezy Saturday in August was of course irresistible to me, and I walked more than nine miles over four hours to grab a whole lot of pictures from a whole lot of locations. Here's some highlights. Click to enlarge, as always.
It turns out having a public roof space at a central location in the neighborhood is going to be veeeeery handy for me, as it allowed me to grab a great shot of the DC Water Headquarters construction that shows exactly how the new steel is wrapping around the existing O Street Pumping Station. It also allowed me to check on the progress of the excavations at 1250 Half, West Half, and the One M/10 Van combo project in a single shot.
Then there's the Any Minute Now retail offerings, with the Juice Laundry telling Instagram followers that they really are coming soon (really!), and representatives of the new Taylor Gourmet on 1st Street telling nearby office tenants that they expect to open on Aug. 23. We shall see!
Meanwhile, exterior work seems to be starting to wrap up at the 1221 Van residential building just north of the ballpark (and note all that retail space on the first two floors), while the 99 M office building is celebrating its topping out later this month. And while the neighborhood waits with baited breath to see exactly when the Whole Foods build-out will begin at Agora, there are now nice new sidewalks on the stretch of H Street SE that is in the process of materializing.
Finally, there are holes in the ground that now show evidence of the start of vertical construction, so these might be my final downward peeks into the two residential projects at the Yards Parcel O on 4th Street, the large residential project at 2 I Street, and the mixed-income Capper Hope VI apartment building at 3rd and L.
And, finally, while I have no intention of adding the new DC United soccer stadium to my lineup, I was surprised to see how visible it is from just within the JDLand boundaries at South Capitol and Potomac. So, here.
But this is just a very small sample. If you want to see a whole lot more of the shots I took, here's 333 of them. Or follow any of the above links, or click on the projects on the map at the upper right of any JDLand page to see the latest for those projects under construction.
 

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.
 

Two items being posted Monday that are literally Tuesday Tidbits:
* The first retail offering at F1rst has almost arrived, as salad purveyor Chop't is opening its doors on Tuesday for a "preview," from 10:30 am to 2 pm and again from 5 pm to 7:30 pm (or until they run out of food). It's a "Chop't Gives Day," meaning that for a $2 donation to the DC Central Kitchen, guests will receive a complimentary salad.
I do not have a recent photo of the Chop't exterior, but here's what @JRogers202 sent out on Twitter last week. Also, the official address for Chop't is 1257 1st Street, SE, if yiou are needing exact coordinates.
* A press release has gone out announcing a ceremonial ribbon cutting on Tuesday at the still-as-yet-unnamed DC Housing Authority mixed-income residential project on the south side of L Street between 2nd and 3rd known for now as "Square 769N."
The glitterati will be there to wield shovels to herald the "start" of construction on the next phase of the Hope VI redevelopment of the old Capper/Carrollsburg housing project, which will bring 179 rental units including 36 affordable apartments immediately to the east of the Canal Park ice rink block. (Pay no attention to those piles already in the ground.)
(Also note that in the above drawing, the 769N apartment building is the one on the left, as seen from Canal Park--to the right is the long-planned but still in limbo 250 M Street office building.
 

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.
Comments (6)
More posts: Capper, Development News, sq769napts
 

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.
Comments (10)
 

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.
Comments (4)
More posts: Capper, Capper New Apt Bldgs, Development News, sq769napts
 

The DC Housing Authority has filed a request with the Zoning Commission for a time extension to construct the mixed-income apartment buildings it has planned for the north half of Square 882 (the old Capper Seniors block along L Street between 5th and 7th, seen at right) and the north half of Square 769, between 2nd and 3rd on L just east of Canal Park (below, the building at left, next to the proposed 250 M Street).
When the plans for these two buildings were approved by the Zoning Commission in 2009 (see the zoning order), it was required that building permits be applied for by August of this year, with construction to begin by August of 2012. However, attempts at funding either the Square 882 189-unit building or 171-unit Square 769N building the have not thus far borne any fruit, and so a time extension is needed. Between them, the buildings would have 72 units reserved for households making less than 60 percent of the area median income, and the Square 769 building would also have just over 4,000 square feet of ground-floor retail space.
The Zoning Commission will hear this request at its meeting on Monday night; because there is no request to modify any portion of the PUD beyond the time requirement, this will most likely be handled as a consent calendar item. There will also be a presentation on this request and the state of the Capper redevelopment in general at Monday's ANC 6D meeting. (There was also one given at Tuesday night's ANC 6B's Planning and Zoning Committee meeting, but I had a baseball game to watch.) But since the Zoning Commission hearing is at the same time as the 6D meeting, it would seem that there is no anticipated opposition from 6D.
The Office of Planning prepared a short report recommending approval of the time extension, showing that the requirements for an extension have been met. It also quotes the development team as saying that there have been 75 outreach efforts for financing, all unsuccessful. "The inability to secure financing for residential projects, especially those including affordable units, is not unusual in the current marketplace."
If you want to know more about these two planned apartment projects, and the other three mixed-income buildings planned along the east side of Canal Park and on the DPW/trash transfer site, my Capper Apartments page has additional background, as do the scads of blog posts I've written on the various plans. And my main Capper page has the background on the entire redevelopment project.
UPDATE: And, of course, within seconds of my pulling the trigger and posting this entry, I've received a copy of the letter to the Zoning Commission requesting the PUD. Which I'm posting before reading.
 

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
 

At last night's Zoning Commission monthly public meeting, the DC Housing Authority made a presentation on the latest request for changes to the approved Planned Unit Development at Capper/Carrollsburg. I wrote a long explanatory entry about this request and the plans for multi-unit residential buildings at Capper back in July, and so I'm just going to plagiarize myself here:
"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."
As for last night's Zoning Commission presentation, there was a feeling apparently that it wasn't clear enough, so DCHA will be returning in early October with additional details.
 
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