* Last week I wrote about the approval by both the NCPC and the Zoning Commission of the Capper zoning changes, and mentioned that the letter from the Marines that indicated the Corps' continued objections to the plans for apartments and an office building on the old Capper Seniors site at Seventh and M, was not included with other materials about the case. I now have the letter, which says in part:

"The Marine Corps [Anti-terrorism/Force Protection] issues are much greater in scope than those of the Navy. Because of our issues are more complex, considerable analysis and study is required to develop a solution that is acceptable, to the Marine Corps, the Developer, the Housing Authority and the District Planners. This detailed study must also be conducted in context of the larger community of stakeholders and historic integrity of the Marine Barracks as an institution. The Marine Corps has implemented a master planning effort to research and develop broad and unique solutions to these issues at hand." And: "The Marine Corps requires additional time to carry out our study and to develop acceptable solutions. Without adequate time to address these issues, including the possible need for alternatives on [the old Capper Seniors site], the Marine Barracks Mission and full function of that Institution could be jeopardized."

The Marines requested that the zoning action be tabled until adequate time was given to address their issues, but both the NCPC and the Zoning Commission gave the office and apartment plans their final approval anyway, with the record including the agreement between the developer and the Navy to address security concerns.

The National Capital Planning Commission documents I linked to last week included letters sent by the Marines and the Navy in early April setting out their objections; the NCPC has now posted new letters from the Navy and also Holland and Knight (representing the developers), laying out the wording of the agreement between the parties to install (at the services' expense) surveillance cameras on the top of both the new office building that faces the Navy Yard and the new apartment building that faces the Marine Bachelor Enlisted Quarters, and that the developer will provide to the Navy Yard a list of tenants on the fourth through eighth floors of the office building, though "this provision shall not be deemed to grant the Navy any right to approve or disapprove of any tenants in the office building." There's also a requirement to notify the Navy and Marines about any events to be held on the roof decks of the buildings, but "for informational purposes only," without requiring any type of approval. With the Navy agreeing to the wording of this agreement, its objection to the zoning case was withdrawn.

I'll note that there's also reference in these letters to a June 3 letter from the Marines that is not included in the document packet, which seems to indicate that the Marines did not agree to the wording despite the developer's having believed that there had been an agreement. Quoting (see page 9): "In fact, nothing in the Marines' June 3rd letter indicates why the Applicant's proposed conditions are unacceptable, or what remaining concerns the Marines have." There's then this sentence, which seems to be hinting at plans by the Marines for some new development: "The Marines, beyond the scope of the proposed modifications which are the subject of this pending application, have requested a delay to accommodate their entirely new planning initiative." And what would this new planning initiative be? I'm hearing murmurs that the Marines may be looking for more land for more barracks, though I'm not able to confirm that.

In any event, the developer laid out a list of reasons that this zoning approval should not be delayed, and both the NCPC (last week) and the Zoning Commission (last night) gave their approvals for the zoning changes in spite of whatever objections the Marines were putting forth.

There wasn't much discussion of all of this at the Zoning Commission's meeting, but I need an excuse to link to the Video on Demand section of the DCOZ web site, which apparently has been around for months but which I only noticed last night. So, if you want to watch this or any ZC/BZA public meeting going back to November of 2008, they're now there for the taking. (And it's also nice to see how quickly last night's video was posted.)

Now, with these Capper zoning changes approved, the next milestone to watch for will be when the Housing Authority can find financing for another PILOT bond offering to rebuild the infrastructure on the west side of the Capper footprint (including around Canal Park), as well as the mitigation and demolition of the trash transfer station at New Jersey and K. That PILOT financing will also fund the Community Center that has been the subject of much contentious back-and-forth. Are the credit markets unfrozen enough to get this PILOT off the ground? We shall see....

* The Third Annual Ward 6 Family Day is happening on June 20, from 11 am to 3 pm at the Rosedale Rec Center in Northeast. Tommy Wells's web site says activities will include "Capitol Hill Bikes free bike safety inspections and adjustments, celebrity kickball game, Washington Humane Society animal adoption and training, basketball games, face painting, moon bounce, corn hole tournament, horseshoes and live music. In addition, the pool will be open for the summer."

* The Nationals are having their first Ladies Night and Homerun Happy Hour of 2009, Thursday night (June 4). Free food (Hard Times) and beverages, and "shopping, dancing, massages and manicures with participating vendors." There'll even be a mechanical bull. Tickets are $30, and include a seat in sections 101-104.

* The Board of Zoning Adjustment has approved Donohoe's requested extension on the special exception it received back in 2007 for its planned office building at 1111 New Jersey Avenue, which would have expired at the end of this year. I didn't watch the hearing, so I don't know how long the extension is good for.

* WBJ and City Paper have coverage of the naming of Valerie Santos Young as the new Deputy Mayor for Planning and Economic Development.

* The May issue of the Waterfront Watch newsletter on doings around the Anacostia River is now available.

* The June Hill Rag has a summary of May's ANC 6D meeting, where Capitol Riverfront BID executive director Michael Stevens gave a primer on the BID's operations and plans.

* Speaking of the BID, they've redesigned their web site.

The NCPC board is reviewing the Zoning Commission's approval of the slew of Capper zoning changes that I wrote so much about earlier this year, some of which focus on these two new buildings on the old Capper Seniors site. The Executive Director's recommendation document (which provides some good background if you haven't been following along), refers to letters included in the document to the Zoning Commission from both the Navy and Marines stating that the new buildings on what's known as Square 882 "may pose a safety and security threat to the military personnel at both the Navy Yard and the Marine Barracks and that the there will be a visual impact on the Navy Yard Historic District."

Apparently the Navy, Marines, the DC Housing Authority, and Forest City (developers of 600 M) have tentatively agreed to a few steps to mitigate these concerns: the placement of surveillance cameras on the roofs of the proposed buildings, procedures for notifying the Navy and Marines when the roofs are to be accessed, review by the Marines and Navy Yard of tenants wishing to occupy the third through eighth floors of the 600 M office building, and a "window design to enhance security for Navy and Marines." (On this last point, the document says that "the Navy and Marines would request that the windows facing their sites not be operational," but I wonder how tenants in the proposed apartment building along L Street would feel if none of their windows could ever be opened.) The document says that memorandums of understanding between the housing authority and the Navy and the Marines should be able to be completed within the next few weeks.

Additionally, in its letter to the Zoning Commission, the Navy Yard mentions its belief that "buildings exceeding the currently permitted fifty (50) foot height restrictions located across M Street from the Navy Yard Historic District will negatively impact the view shed from the Navy Yard" and "could potentially compromise the integrity of the Washington Navy Yard Historic District, including the Latrobe Gate." It might be worth noting here that the old Capper Seniors building, built in the 1950s and demolished in 2007, was nine stories high, and so an uninterrupted "view shed" is not something that the Navy Yard has always enjoyed since its arrival in the neighborhood back in 1799.

The NCPC's reason for reviewing Zoning Commission cases in DC is to determine whether the proposed actions would have an "adverse effect" on federal interests, and, in this case, the NCPC staff is advising their commission to vote to advise the Zoning Commission that these Capper cases do indeed meet that "adverse effect" standard. Also, the NCPC staff is recommending that the Zoning Commission delay their final action on this case (scheduled for Monday, June 8) to allow the agreement described above to be finalized.

* Despite a few readers being told that the Bullpen beer garden at Half and N would open on May 1, it hasn't yet opened. I haven't heard any new date.

* From Friday's WashBizJournal: "Dozens of high-profile projects are facing liens from hard-pressed contractors. In just one week of March, Forest City Washington was slapped with a $191,460 lien for work done at its Yards project near the baseball stadium, while Faison Enterprises Inc. and Canyon-Johnson Urban Funds LLC got hit with a $118,674 lien at the nearby Onyx Apartments."

* The Board of Zoning Adjustment calendar for June indicates that Donohoe has filed for a time extension on the special exception it received back in 2007 for its planned office building at 1111 New Jersey Avenue. The original order expires in December unless building permit applications are filed before then; Donohoe's request for an extension would appear to indicate that that won't be happening this year.

* The National Capital Planning Commission has its May meeting on Thursday, and one of the items up for approval is a $63 million planned modernization and 50,000-sq-ft expansion of building W-200 at 11th and N at the Navy Yard. This NCPC document gives a wealth of information about the plans for W-200, but also includes this interesting tidbit:

"[S]taff strongly recommends that the Commission require the Navy undertake and coordinate with NCPC development of an updated WNY master plan, including a transportation management plan that demonstrate how the WNY parking ratio meets NCPC's Comprehensive Plan goals, and submit that plan to the Commission prior to submitting any new project." The Navy Yard's last official master plan update was in the 1990s.

* A postcard that was delivered to our house this morning listed 309 K St. SE (one of the remaining old townhouses) as being scheduled to be sold at a foreclosure auction this month; however, the auctioner's web site says the property has been removed from the auction. Starting bid was going to be at $50,000.

* Speaking of that block of existing homes, someone has finally begun to renovate the old multi-unit building at Third and L that has been vacant for as long as I've been watching the neighborhood. A local resident has leased it and is turning it into Casa degli Angeli, a nautical-themed "month-to-month" bed and breakfast.