peek >>
Near Southeast DC Past News Items: Dec 02, 2010
In the Pipeline
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
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)
 
Go to Full Blog Archive


2 Blog Posts

Tonight the Zoning Commission gave its approvals to Forest City's 401 M Street, the planned residential/retail/grocery project on the southeast corner of 4th and M at The Yards. The votes were 4-0-1 and 3-1-1 (more on that below), and with chairman Anthony Hood's new *streamlined* (read: speeded up) hearing process, the presentations, questions, and vote took less than 90 minutes.
In the past I've used Zoning Commission meetings to learn more about proposed projects, but I've already written a fair amount about 401 M, and there wasn't really much new tonight. The issues that the commissioners wanted to discuss got pretty far into the weeds of zoning law, particularly Commissioner May's concerns about whether Forest City's request to allow balconies along 4th Street to hang over into the required setback area was something that could be handled under a special exception. (If you really REALLY want to know about this zoning rule, see page 11 of the Office of Planning's report.)
May's fellow commissioners didn't feel quite as strongly, but in the end they voted on two motions to approve the project, unanimously to approve all of the project except the special exception request, and then 3-1-1 to approve the special exception request. (The best moment might have been during the discussion of whether refusing to allow balconies would impact the project, when chairman Hood said, "If it didn't have a balcony, Anthony Hood wouldn't buy one.")
For those just joining us, originally 401 M was going to be an office building with a ground-floor grocery store, but market forces have intervened and earlier this year Forest City unveiled a new design, featuring two long and thin residential buildings (connected by an elevator tower) with between 200 and 225 rental units (20 percent of which would be set aside for people making less than 50 percent of the area median income). The grocery store, with no tenant officially announced (*cough*Harris Teeter*cough*), would be 55,000 square feet on two floors, with its main entrance on 4th Street (as well as a previously approved cut in the historic brick wall on M).
On the south end of the block, at 4th and Tingey, there will be a four-story building with another 55,000 square feet of retail space, with what's expected to be a spa/fitness center/gym tenant on the top two floors and retail on the bottom two (seen at left). There will also be a new narrow service road running south from M between this new development and Building 202 for loading zone access. Access to residential parking will be from Tingey, and the grocery and retail parking entrance will be on 4th, next to the residential lobby entrance that will be directly across from the "Transportation Walk" behind USDOT.
Forest City is hoping that construction could possibly start in early 2012, with a delivery in late 2013 or thereabouts. (But, repeat after me: dates like this are not written in stone.) ANC 6D voted unanimously to support the project back in October.
If you want to know more about tonight's proceedings, and about the many requirements of the Southeast Federal Center Zoning Overlay, I would suggest reading the Office of Planning's report, and even watching the video of tonight's hearing, where you can see lots of grainy representations of site plans. (On Demand is a lovely thing!) You can also read the National Capital Planning Commission's staff report for another overview. Plus my previous 401 M entries and my project page, to see more renderings.
 

With the selection of a location for a new Marine Barracks more than a year away, there wasn't much big news coming out of Monday's public forum, at least not in terms of my focus, the area south of the freeway. (There were lots of discussions about the disposition of the Building 20, the barracks building at 8th and Virginia the Marines are trying to get out of--I'll be leaving the blogging about that part of the process to Norm Metzger, who has posted some thoughts from Monday's meeting.)
The handouts, displays, and presentation slides are now posted on the CIMP web site for your perusal. And it must be said that the feel of this meeting was more collegial and less antagonistic than some of the previous ones have been--getting Virginia Avenue Park out of the mix seems to have dialed down the temperature somewhat, though it's clear that both sides (the Marines and the community) are still cautious and not completely at ease in working with their counterparts.
At this point, there's much more focus on the process of it all rather than any specific outcomes--how the RFP will be written and what requirements it will have for developers, whether there will be a community representative on the selection committee (doubtful), and the like. Writing about process isn't really my cup of tea--I just want to know about what comes out at the other end! That said, If I had to come up with a few bullet points that were of interest or sounded new, here's what I'd highlight:
* The approach to finding a new site really has changed from when this started a year ago--originally, the Marines were only looking at public property (Virginia Avenue Park, Tyler Elementary, Square 882, the annex at 7th and Virginia, and inside the Navy Yard), but now there's the Square 929/930 option on the east side of 8th Street as well as the "Exxon" site at 11th and M. That changes how the process moves forward though, since there will now need to be special federal legislation to allow for a public-private venture. Doing this, though, means that any private lands that end up being used for the new barracks will stay on the DC tax rolls, since a developer will own the land and lease space to the Marines. It also pushes the timeline for the choice of a developer into 2012, with construction at least a year after the decision gets made. There will also have to be a NEPA process.
* The Marine Institute is "being BRAC'ed" out of the Navy Yard, and apparently will be moving to Building 20, taking up 25 percent of the new building (the maximum amount the Marines can occupy and have the building not need the security-required deep setbacks from the street). David Perry of Barracks Row Main Street called this news "a good thing." There will be lots of ensuing discussion about how the remaining 75 percent of that building/site should be structured. (North of the freeway! Outside of my boundaries!)
* It's been determined through the antiterrorism/force protection guidance that there can be underground parking at a new barracks, but that the parking control gate would need to be 82 feet away from the barracks.
* The US Department of Transportation expressed its interest in sharing a child care facility with the new barracks, since USDOT moved 6,000 employees to Near Southeast in 2007 without any sort of day care offerings.
* The DC Housing Authority seems open ("let's have a dialogue," David Cortiella said) to talking about the community center site at 5th and K, which the Marines would probably want to gobble up if they decided to build the new barracks on the annex site. A community center would then be part of any shared-use facilities built. But DCHA has some timing issues that would need to be ironed out, the biggest being that they are required by the Zoning Commission to file building permits no later than July of next year.
* Michael Stevens of the Capitol Riverfront BID talked about how the BID wants to see the RFP laid out, including urban design guidelines that would need to be adhered to: no blank walls, first-floor retail uses, no major surface parking, no loss of parks, no street closures (though he acknowledged that one might be tough), and preservation of existing historic buildings; using these guidelines on the 8th and 11th Street sites would be a big boon to the efforts to revitalize lower 8th Street (which David Perry of BRMS also talked about). He also mentioned making sure no land goes off the tax rolls as an important issue.
* The Barracks' commanding officer, Col. Paul D. Montanes, put particular emphasis on his desire to integrate the barracks with the community, specifically mentioning the Navy Yard's brick wall as something he wants to avoid. He called this process a chance to build something special, not "an eyesore or a prison," and said that he considers the Marines at the barracks to be "ambassadors," and he wants them to be part of the community.
There was a lot more (maybe I should scan my illegible notes and post them!), but those were the big items; you can look through the materials if you want to know more. (Never use me as a stand-in if this is a topic you're really interested in--go to the forums!) At the end of the meeting they handed out a draft Community Development Objectives document, which will be the topic of discussion at the next forum, on Dec. 7 at Eastern Market's North Hall from 7 to 9 pm (preceded by another open house from 5 to 7 pm). If you want to submit your comments to the Marines about any aspect of the process, you can do so online. (If you're just checking in, here's my previous posts on the search so far.)
UPDATE: City Paper was there, too, and has a more general summary, for people who maybe haven't been following along.
 




                  © Copyright 2019 JD.