BID Newsletter; Bike Rack Ceremony; Capper Zoning Vote?; Teague Dedication
Apr 26, 2009 6:18 PM
The latest Capitol Riverfront Connections newsletter
from the BID was sent out late last week, with updates on the LEED for Homes plaque presentation last week
at Capitol Quarter
, an interview with BID executive director Michael Stevens on Newschannel8
, and news of a ceremony coming tomorrow (Monday) at 2 pm on the Tingey Plaza at USDOT
, where Mayor Fenty will kick off the launch of 28 new artistic bike racks around the city.
Also on Monday, at 6:30 pm, is a Zoning Commission hearing where a first vote could possibly come on the batch of zoning changes being requested for Capper/Carrollsburg to which I've dedicated so many bytes
And, on Tuesday morning at 8:30 am is a dedication ceremony
and breakfast fundraiser (also with the mayor) for Diamond Teague Park
, being held across the street at the foot of the stadium's grand staircase. Tickets are $50 per person.
ANC Concerns about Capper Returns, Community Center Construction Delays
Apr 14, 2009 2:22 PM
At Monday night's meeting, ANC 6D voted 6-0-1 to approve a letter drafted by commissioners McBee and Siegel responding to submissions by the Housing Authority in the wake of the marathon March 20 zoning commission hearing
on the various modifications and extensions
being requested for the Capper PUD
. As I wrote on the 20th, there was much discussion about DCHA's request to delay construction of the planned community center
until at least 2011, and there was also testimony by two former Capper residents that DCHA isn't adhering to what the 2004 zoning order
requires in terms of job training and other social services for the former Capper residents.
The letter ANC 6D is now forwarding to the Zoning Commission can be read here
, and it addresses in detail the Community Support Services Program
(CSSP) and the community center. The DCHA numbers quoted in the ANC letter show an initial CSSP case load since 2005 of 828 cases, with only 394 cases now active due to residents declining to participate, being declared ineligible, or having gone "missing." The letter also says that no further funding for the CSSP program is forthcoming from HUD, and says that the numbers provided by DCHA "do not paint a good picture for a Hope VI Project whose main objective is sustainability and empowerment for the effected community."
As for the community center
planned for Fifth and K, the ANC says that its delay "has already done sufficient damage" and that its absence "will fail to address the social and educational needs of the residents." The ANC also notes a lack of any mention of the center in various testimonies by DCHA on their budget and on stimulus dollars coming to the city, saying "we now have no confidence [...] that the Center will ever be built."
The Zoning Commission's next hearing on these Capper doings is expected to be on April 27.
4 1/2 Hours of Capper Zoning in Capsule Form
Mar 20, 2009 7:04 PM
How can I possibly summarize in this small space the never-ending parade of testimony and questions at last night's hearing on the various Capper zoning modification requests
? (I just thank the heavens I watched the web cast and didn't attend in person.) If you didn't avail yourself of this entertainment, you'll just have to wait for the transcript to come out to get all the specifics, but here's a few bullet points on issues that were brought up (read the Office of Planning report
on what was actually being requested):
* Commissioner May was displeased that there were no "sample boards" of the exterior finishes for the two new apartment buildings
, as is apparently required for a stage 2 planned-unit-development approval.
* The commissioners were clearly befuddled by the scope of the requests, variances, and exceptions before them, even though last year they had requested that the three separate filings be grouped together in a single hearing.
* There was much discussion of the request to further delay the construction of the community center
until at least 2011, with the Housing Authority testifying at length as to the financial realities of the bond and lending markets (see more about that here
), and members of the public and ANC commissioners (Siegel and McBee of 6D) emphasizing as they have in the past
"the community's" need for the center and questioning DCHA's idea that the neighborhood needs to reach a "critical mass" before the center should be built (does 300 completed units out of a planned 1700 meet that threshold?). DCHA said repeatedly that building a community center is a promise they have made that will not be broken, but that right now it's just not a possibility.
* Two former Capper residents testified to their belief that the Housing Authority is not adhering to what's required in terms of job training and other social services that are supposed to be provided while residents are waiting to move back, which got chair Anthony Hood into a bit of a dander. (Read pages 12-14 of the 2004 Capper zoning order
to see what is expected in this realm.) This and the other public comments (such as the "why can't you use Obama's stimulus money?" question that had come up at ANC 6D
) brought a somewhat forceful response from David Cortiella of the Housing Authority as to what they're doing for the former residents, and he again went through the current barriers to financing the center. There was then a minor dustup between commissioners Jeffries and May, with May pressing the housing authority on its performance and timeline and Jeffries expressing some level of surprise that the zoning commission was questioning a Hope VI redevelopment's financial problems "in this economic climate."
By the time the hearing wrapped up at 11:15 pm (and I'd be lying if I said I had paid attention to every word), the commission was requesting a series of additional filings from the housing authority and its team, and put it all on their April 27 agenda. (And look for this to be back on the ANC 6D agenda on April 13, too.)
Capper PUD Hearing on Thursday; New Renderings and Background Info
Mar 18, 2009 1:52 PM
I've just about reached my recommended yearly allowance of writing about the various Capper zoning requests
that are pending right now, but there's a light at the end of the tunnel, since the hearing
is finally being held Thursday night at 6:30 pm. If you've grown tired (as I have) of my haphazard attempts to describe exactly what's being requested, you can now pour through the Office of Planning report
, which gives far more detail than I've ever attempted. Even if you don't want to know that much about it all, there's a pretty good map on page three of the report that details the plans for every block of Capper/Carrollsburg
(though without any timelines for the future projects). I have a similar map on my main Capper page
, but this one does add a lot of detail.
I've also managed to snag the first renderings of two of the planned Capper apartment buildings, which I've added to my project page
. One (seen at top left) shows the 171-unit building planned for L Street, next to Canal Park
and behind the proposed 250 M Street
office building. There's also now a first look at the 189-unit building planned for the 600 block of L Street (seen above), on the north side of the old Capper Seniors
lot and just south of the Marine Bachelor Enlisted Quarters
. In the original Capper plans, this site was going to be townhouses, but it was decided that an apartment building would fit in better with the larger surrounding structures.
ANC 6D Supports Capper PUD Modifications
Mar 10, 2009 10:57 AM
I can't hardly bring myself to write about the Capper PUD modification requests
*again* (my first post on them was back in July
), so I'll just stick to the basics and say that on Monday night ANC 6D voted to support the three requests, with provisos that the Zoning Commission request the start date for construction of the community center
be in 2011 and not 2012 and that the Housing Authority provide *50* parking spaces in the lot at 7th and M for health-care workers who visit the Capper Seniors #1
apartment building, where apparently there is trouble with parking (according to commissioner Robert Siegel, who lives across the street). The delay on the community center was again a major sticking point (just as it was at the February meeting
where these requests were also presented, giving Monday night a very Groundhog Day feel), and the Housing Authority representatives again explained that the center must be financed with bonds, which are all but impossible to "float" these days given the economic realities. (The bonds that eventually pay for the community center will also pay for the demolition of the trash transfer station and the other infrastructure work needed on the western edge of the Capper footprint, around Canal Park
.) Cries of "but what about the Obama stimulus money?" also were left unsatisfied. But, in the end, with the extra wording proposed by Commissioner Sobelsohn and approved by Siegel, the resolution passed.
The Zoning Commission will have its hearing on these three requests on March 19
. Read my February
postings for all the specifics. And I hope to at some point get renderings of the apartment buildings planned for L Street between Second and Third and between Sixth and Seventh (hint, hint).
Four Renderings of Akridge's Half Street
Mar 9, 2009 10:28 AM
With thanks to the folks at Akridge
, I at last have some renderings of their planned 700,000-sq-ft mixed-use project on Half Street, which I've added to my project page
and paired with the "before" photos of the same location. These are the plans that were approved by the Zoning Commission last month
, and you can read my more detailed description
of the project for additional information. Construction could begin in 2010.
ANC 6D Meeting on Monday
Mar 6, 2009 1:44 PM
The agenda has been sent out (though not yet posted
) for Monday's ANC 6D meeting, at 7 pm at St. Augustine's church at 6th and M streets, SW. The only Near Southeast item on the agenda is a vote on the three zoning PUD modifications being sought for the Capper/Carrollsburg
redevelopment--they were presented to the ANC back in February, which you can read about here
. Other agenda items include updates on the Waterside Mall redevelopment and the Southwest Zoning Planning process, the SunTrust marathon, the proposals for the new firehouse at 4th and School, SW, and the job fair held in Southwest earlier this week for employment at Nationals Park
Yards Park Phase 2 Plans Approved
Mar 3, 2009 9:20 AM
Last night the Zoning Commission unanimously approved Forest City's Phase 2 plans for the waterfront park at The Yards
, which include three glass-enclosed pavilions offering 50,000-sq-ft of retail and a 60-foot "visual marker" at the edge of the water on the boardwalk. You can see more renderings and designs on my Yards Park
page (scroll down a bit for Phase 2), and this National Capital Planning Commission report
has a lot of information as well, with many of the same drawings that were presented last night. I described it all thusly a few months ago
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.
The commissioners were very complimentary of the designs, with only a bit of concern expressed about whether the tower (made of stainless steel prisms) was either a bit too small for its surroundings (commissioners Jeffries and Keating) or if perhaps its base was a little too plain (May and Turnbull). Turnbull was also concerned about sustainable design features of the pavilions, and, more succinctly, that the walls made all of glass would just make the buildings into "a very hot box." May also said that Forest City needs to come up with better names for the vertical marker and the retail pavilions, though he also dryly added he was "not advocating selling the naming rights."
The Office of the Deputy Mayor for Planning and Economic Development testified in support of the project, and the Office of Planning recommended approval--their staff report
is worth reading for more details on the project and on the various zoning exceptions and speical requests Forest City was seeking. ANC 6D voted last month 6-0-1 to support the project, and there were no other witnesses either for or against the plans.
In the end, with the commissioners having made no requests for additional materials or clarifications, it was decided to take their vote immediately, and approval was given 5-0. Because this was a Southeast Federal Center Overlay Review
, this was the only vote that will be taken.
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 third phase will be the piers and marina, which Forest City said last night is targeted for completion in 2012 or 2013.
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.
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.
* 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:
"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
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.
Jan 30, 2009 12:57 PM
Some little items to head into the weekend:
* The Capitol Riverfront BID
is going with a Best of the 80s theme for its Riverfront Reel summer outdoor movie series, and has a survey up
to determine the most popular flicks. (Though let me just say that the omission of Die Hard
has me white with rage....)
* Also from the BID, news that the Earth Conservation Corps
has scheduled a dedication ceremony for Diamond Teague Park
on April 28
. I've been told that if all goes "as planned," the construction of the in-water structures (the docks and the piers) should be completed by Opening Day, though the plantings and other work on the dry-land portion of the park would be completed by the beginning of July.
* The US Department of Justice and some Shell Oil entities are nearing a $2.1 million settlement
for damages and cleanup costs at the Southeast Federal Center (now the Yards
) after what the feds allege was benzene, toluene, ethylbenzene and xylene contamination of soil and groundwater "from leaking underground storage tanks located at a former filling station adjacent to the contamination."
* I did attend last night's zoning hearing on Akridge's Half Street project
, and will post a summary when I recover from the nearly four-hour session. But I did hear that the bus garage on the site will be demolished pretty soon, to make way for temporary parking. Both Akridge and Monument are talking with the Nationals about providing their spaces for gameday parking. (Monument has told me that their underground garage at 55 M
--and the little addition to the south--will be complete by Opening Day.) That's a lot of spaces that weren't around last year....
Reminder: Akridge/Half Street at Zoning Commission
Jan 28, 2009 9:30 PM
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:
* 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.
Tidbits: Teague Park Started, Bridges and Stimulus, Reservation 17A, Exxon For Sale?, Capper Zoning, More
Jan 24, 2009 2:40 PM
Some items from the past few days. Big ones first:
* It's probably been true for weeks, but I've just now been by Diamond Teague Park
for the first time in a while and can confirm that construction is definitely underway there. Fences are up, cranes (three of them?) are in place, and workers were there. Pictures tomorrow. (Probably *lots* of pictures tomorrow from all over, as long as the weather stays reasonably clear.)
* City Paper got its hands
on the letter Mayor Fenty sent
to DC Delegate Norton about the city's priorities should the Feds decide to toss some stimulus package dollars in this direction. As I predicted, the two Near Southeast bridge projects were mentioned: "In particular, aspects of the Eleventh Street
and South Capitol Street Bridge
replacement projects could be undertaken immediately." He also mentions the city's backlog of maintenance projects, along with investments in Metro and the implentation of the streetcar project. And school modernization. And public safety issues.And environmental initiatives. And housing affordability. And health care. (And now here's the stimulus bill itself
, though it doesn't get down into specific projects. On the other hand, considering these two bridges ease the commutes to and from the district of the House Majority Leader....)
* Back in mid-November, the transfer of the plot of land known as Reservation 17A
from the Feds to the city finally took place; it runs between New Jersey Avenue and Second Street, and is straddled by the trash transfer station building. With this now under District control, various wheels can start turning in that area, including allowing the establishment of I Street between Second and New Jersey that will form the southern boundary of WC Smith's 800 New Jersey Avenue project
. There's hopes that the trash transfer station could be demolished in 2010.
* Reader T. reported yesterday that a small bought-at-the-hardware-store For Sale sign went up at 10th and M
yesterday, in front of the fence of the Exxon station. I'm not sure what the deal is, since the land is actually owned by the Exxon Corporation, and you'd think they'd have better methods of marketing the land.
* The public notice for the March 19 Zoning Commission hearing on various Capper PUD alteration requests is now available
* WBJ reports that the Nationals have parted ways with Centerplate
, last year's concessionare at the ballpark
. This year it will be Levy Restaurants for the food and Facility Merchandising Inc. for the retail.
* More of the fences are coming down at 55 M
, as you can see on the web cam
. (Though it took me more than a month to notice that the plywood "tunnel" at the Metro exit had disappeared.)
* The Douglass Bridge will be closed
at 5 am Sunday until 10am-ish to test the swing span.
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.