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Near Southeast DC Past News Items: zoning
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25 M
Yards/Parcel I
Chiller Site Condos
Yards/Parcel A
1333 M St.
More Capper Apts.
Yards/DC Water site
New Marine Barracks
Nat'l Community Church
Factory 202/Yards
SC1100
Completed
Thompson Hotel ('20)
West Half ('19)
Novel South Capitol ('19)
Yards/Guild Apts. ('19)
Capper/The Harlow ('19)
New DC Water HQ ('19)
Yards/Bower Condos ('19)
Virginia Ave. Tunnel ('19)
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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BZA Hearing Tomorrow for 1111 New Jersey
Donohoe's planned 146,000-sq-ft office building at 1111 New Jersey Ave. (on the west side of New Jersey between L and M) takes a step forward tomorrow with a hearing in front of the Board of Zoning Adjustment--they're looking for a special exception for a waver of the rear yard requirement, which apparently would allow them to put up an 11-story building with higher ceilings as opposed to a 12-story building with lower ceilings if they have to keep the rear yard. ANC 6D voted in April to oppose this application, but more because the developers are not providing a community benefits package than any issues with the application itself. The hearing should be webcast, and I'd tell you what time it's scheduled for, but the Zoning Schedules and Agendas site has been down for three days now, so I can't look it up to confirm.
UPDATE: The BZA site is back, so I can tell you that the hearing is the third item on the agenda for the session that begins at 9:30 am.

 

Latest on Trying to Find the Gay Clubs New Homes
For those of you interested in the plight of the gay nightclubs with nude dancing that have left Near Southeast and their attempts to reopen elsewhere in the city, today's Washington Blade has an update on a new bill introduced by Jim Graham to attempt to fix a zoning issue that stalled an attempt by Wet/Edge to reopen (with "straight" nude dancing) in Northeast. UPDATE, May 8: Here's a short Examiner piece on Graham's expectations of meeting resistance when trying to get his bill passed.
 

Surface Parking Zoning Hearing Scheduled
Wasting no time, the Zoning Commission has scheduled for May 21 the public hearing on Case 07-08, the request to allow temporary surface lots at various locations within walking distance of the stadium. Note that some of the stadium parking and transportation items in the news and on the web these days are pretty chock full of misassumptions, misinformation, and misunderstandings, so do yourselves (and my blood pressure) a favor and read for yourself the various source documents and meeting notes I've posted, look at the map, do a little critical thinking, and try not to yell "The sky is falling!" just yet. (If we're staring at the same information in September or October, then we can all chant it together.)
More posts: parking, zoning
 

ANC Doings
Some very brief Near Southeast-related updates from two ANC meetings this week (I wasn't in attendance at either, so these are just quick summaries I received from Other Parties): At ANC 6D on Monday, the commissioners voted 3-2-2 to oppose a zoning special exception request (waiver of the rear yard requirement) for the planned office building at 1111 New Jersey Ave., the Donohoe project on the west side of New Jersey between L and M (on top of the eastern Navy Yard Metro station entrance); the Board of Zoning Adjustment hearing is on May 8. As always, the biggest sticking point appeared to be battle between the ANC's we-want-a-community-benefits-package-in-return-for-our-support stance and the developer's this-is-a-matter-of-right-project-we-don't-have-to-give-you-anything stance. (And you wonder why I avoid these meetings like the plague.)
Meanwhile, over at ANC 6B (which is in charge of the sliver of Near Southeast around 8th Street/Barracks Row), the process is beginning about the possibility of razing the abandoned beige apartment building on Potomac between 8th and 9th and replacing it with a new four-story building with ground-floor retail and two levels of underground parking (though this is still just in the conceptual phase and may not be the final plan). A raze permit has been applied for, but because this small section of Near Southeast is part of the Capitol Hill Historic District, the Historic Preservation Office will be involved in the process. More later, I'm sure.
 

Roundup from Last Night's Zoning Meeting
Last night's Zoning Commission meeting had four Near Southeast items on the agenda; we can start with the easy one and say that Case 06-25, the latest batch of text amendments to the Capitol Gateway Zoning Overlay, was given final approval. Next, the expected final vote on Case 06-41, the new residential project at 1325 South Capitol Street, was delayed because of some procedural issues that went way above my head and that now require a special public meeting to sort out (which will probably be in the next six weeks). But the item of greatest interest is Case 07-08, the request for zoning changes that would allow temporary surface parking lots on certain blocks within range of the Nationals ballpark. It had been brought as an emergency request because of the time sensitivity of needing to get the lots built before the weather gets cold again (if it ever gets warm first!!!), meaning that the rule could have gone into effect immediately (with hearings to make it permanent within the next 120 days), but the commissioners balked at the idea, saying that too many emergency requests are coming down the pike these days that don't really deserve the special treatment. They did agree to an expedited hearing date (one that only needs to be advertised for 30 days), but there is clearly some concern amongst the commissioners about the whole idea, with one of them rightly asking to make sure that the rule prohibits any non-commercial use of the lots (like for trash truck parking or other industrial-type uses). So, be prepared to read plenty more about this in coming months, and read my previous post on the zoning request for more details, which includes links to the Office of Planning report on the request.

More posts: 1325sc, Capper, parking, Nationals Park, zoning
 

Zoning Changes Requested to Allow Temporary Surface Parking Lots; Transporation Task Force
On April 9, the DC Zoning Commission will be entertaining Case 07-08, an emergency request to allow for changes to the Capitol Gateway Zoning Overlay to allow for the construction of temporary surface parking lots--to last no more than five years--on certain squares within Near Southeast. There is also a companion case, 03-12E/03-13E, specifically requesting a minor modification to the Capper/Carrollsburg zoning orders to allow surface parking lots on four squares within Capper--the three blocks bounded by 2nd, I, M, and 3rd (next to Canal Park) and on Square 882, the current home of the old Capper Seniors building, which is expected to be demolished this summer.
I'm not going to go into great detail, because I need to pace myself on the subject of parking or else I will pop a vein before Opening Day. But here's the gist: the city and the Nationals want to be able to build temporary surface parking to handle the estimated 3,800 cars that will need parking beyond the 1,225 spaces on the stadium site. These lots will be available as public parking during non-event times (so you DOT workers who want to drive to work should be paying close attention). This zoning request covers certain squares directly around the stadium and at Capper; apparently there will be a subsequent submission requesting similar amendments to the Southeast Federal Center Overlay to allow surface parking there as well.
As to why the Office of Planning is supporting this request, here's a quote from their report to the Zoning Commission (emphasis mine): "Although much of the parking needed to serve the Ballpark's patrons will eventually be accommodated by parking within nearby future buildings, these buildings will not yet be constructed when the Ballpark opens in 2008. While OP strongly encourages the use of mass transit and encourages the Nationals to provide meaningful incentives for the use of mass transit and other alternatives to the private automobile, OP shares their concern that a short term shortage of parking available to patrons could lead to illegal parking on streets and private property in the surrounding area, and could have an impact on the short term success of this important District facility. This proposal would help to address the short term need for an interim parking solution."
And, another OP quote (again, emphasis mine): "Normally, OP is not supportive of surface parking lots. In addition to being a poor use of the District's valuable land base, extensive surface parking lots disrupt neighborhood fabric; can be a source of crime, noise, trash, and light-spill; encourage the use of the private automobile over other less environmentally damaging forms of transportation; and contribute significantly to storm water run-off water pollution problems facing our great river systems. OP would not support surface parking on these squares as a permanent use to address currently perceived parking need."
For more background and explanation of OP's stance, I strongly suggest reading the OP report (specifically the last four pages).
And, against my better judgment, I have created a new Planning for Stadium Transportation and Parking page, pulling together the various documents that have been released recently (mainly from last month's TOPP meeting). I've also thrown together a map that is nowhere near official marking what I understand to be various possible locations for stadium parking. It will change as time goes on, and do not take it as gospel, but it does show which sites come under this zoning request, along with other possible sites. Opening Day is still a year away, and there will be much jawboning on this subject over the coming weeks and months. So, everyone take a deep breath, keep an eye on updates as more information gets released, and try not to panic too far ahead of time.
UPDATE: And with fine timing, Near Southeast's councilman Tommy Wells has just announced the creation of a new transportation task force for Near Southeast and Southwest, bringing together representatives of the government, residents, and developers to address the concerns of neighborhoods facing not only baseball, but also the coming influx of thousands of new workers and residents.

 

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

 

Updated Rendering for 1325 South Capitol
While you ponder the upcoming Zoning Commission vote on the 1325 South Capitol Street residential project, you can gaze at a new drawing of the building, nicked from the WDG Architecture web site. It's certainly a much more detailed and spiffier rendering than what was previously released....

More posts: 1325sc, South Capitol St., zoning
 

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

ANC 6D Monthly Meeting
The draft agenda for the March 12 ANC 6D meeting has been sent out (although not posted on their web site as yet, alas), and there are a few Near Southeast items of interest: discussion and vote on an construction agreement (presumably between the developers and the neighborhood/ANC) for 1325 South Capitol Street (the 276-unit residential project across from the ballpark); a presentation on modifications being requested in front of the Zoning Commission to the plans for the office building at 100 M Street (I don't know any details, will post when I find out); and a presentation on streetscapes at the The Yards/Southeast Federal Center (ooooh, more hints of moving forward!). There's also a meeting on the planned Monument Realty project on the Randall School site at Half and I Streets SW (blissfully outside of my purview). The meeting is at St. Augustine's Church at 6th and M Streets, SW at 7 pm.
UPDATE: The 100 M Street change is quite minor, according to Opus East, a result of actual construction drawings evolving from the original design drawings. I also hear tell that First Street is going to be widened at some point by DDOT, which means that 100 M and Onyx on First won't have a wide/deep sidewalk along as originally thought. (I don't have any details on the First Street work.)
UPDATE II: The ANC 6D report in the new issue of the Hill Rag has more details on the 1325 South Cap construction agreement as discussed at the February meeting, though I don't know whether it's changed or not going into tonight's meeting. It also says the project has 276 units, not 244 as I've been reporting.
 
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