In the second part of today's Dana Hedgpeth column in the Post, various developers of projects near the stadium (Monument Realty, Faison, and Ron Cohen) are quoted about their feelings on the tortuous process that led to the aboveground parking garages at the baseball stadium. Said F. Russell Hines of Monument Realty, who owns much of the land directly across N Street: "It's an unfortunate solution[.] Our development would be better if there was complimentary retail and a mix of uses on the other side of N Street. It's not a disaster . . . but this is a significant setback[.] We spent months and months of great plans of what this area was going to look like with the Anacostia Waterfront Corp., and in the end it feels like it's every man for himself. We're going to do what we can to create an area where people come off the Metro and they walk along the streets, where there's restaurants and stores and a real experience." (I wonder if this could be interpreted as also a bit of a smack against the AWC's still-never-released "Ballpark District Master Plan" process.) One of Monument's principals, Jeffrey T. Neal, is quoted as saying "We have a vision for Half Street SE between M and N streets Southeast that has the potential to be one of the most exciting neighborhoods in the mid-Atlantic, but that vision won't happen if the process looks like the one that produced two parking garages[.] There's a better solution . . . than two parking garages. Let the private sector do it. There are zoning laws already in place." For balance, there's Ron Cohen, developer of Square 699N (bounded by Half, K, L, and 1st): It's not going to be good, bad or indifferent[.] "It would have been nice to have buildings lining the parking but there's so much activity and energy in that corridor that it doesn't make a heck of a difference one way or the other."

You can now receive automated daily e-mails with the latest blog entries from here at the Near Southeast web site; if there were new entries posted the previous day, an e-mail will be sent early in the morning containing all of them. If there were no posts, no e-mails will be sent. You can also get your Near Southeast fix via RSS feed, especially now that RSS feeds are built into IE7 (you HAVE upgraded, right?); if you want to learn more about RSS (web) feeds, this Wikipedia entry is a good start. If you're a subscriber to my existing mailing list (which goes out more or less twice a week), be advised that that list's days may be numbered (and it's no longer accepting new subscriptions), and so you may need to move to the automated daily e-mails list or a feed reader (like Bloglines, or My Yahoo, or Google). Or you can just come visit the web site nine or 10 times a day, like the cool people do.

With the Capitol Quarter workforce housing lottery mere hours away, I've been told that 172 interested parties have been certified and will be entered in the drawing Saturday morning at 9 am. There were a few last-minute changes made by DCHA in the rules governoring the workforce program because of the huge response (though, again, I hope if you're in the lottery you're registered with the EYA web site and not depending on me to tell you this a mere 11 hours beforehand!)--quoting from an EYA e-mail, "the three-bedroom Elliott model may not be reserved by purchasers with a household size of less than two"; and "the Price Control Period will be enforced with a soft second-trust rather than a restrictive covenant. In addition, the Price Control period has been modified to encourage initial occupants to remain in the workforce homes for the first three years after initial settlement." If this makes no sense, read the Workforce Housing Guidelines for more details. I'll be there at 9 am to view the festivities (unless I oversleep, which with my lazy bones is always possible), so wave and say hi. And remember, there will be about 70 more workforce homes available for purchase as more of Capitol Quarter comes on line, so there will be more opportunities in the coming months for qualified buyers to purchase one of these moderate-income-level homes. UPDATE: As you can see from the photo above, it was just like the lottery shows on TV--ping pong balls in a barrel with numbers on them. Fifty numbers were picked, and 20 of those people (going down through the list in the order they were picked) will sign reservation contracts. Four of the top 20 already appeared to not be staying around to sign reservations, so folks lower down the list who thought they didn't have a chance might still see a glimmer of hope....

Washington City Paper surveys the state of the strip club business in DC, and describes the difficulties that nightclubs formerly of Near Southeast--Wet/Edge, Club 55, and the O Street gay nightclubs owned by Robert Siegel--have had trying to relocate elsewhere in the city. One big item that needs better explanation in the story--the Nexus Gold Club isn't just "contemplating" leaving Near Southeast, the land it sits on is soon going to become JPI's 909 New Jersey Avenue residential tower, and the scuttlebutt continues to be that Nexus will be closing by the end of the year.

The big news of the day yesterday for DC was the Senate's passing of HR3699, which will transfer a number of federally controlled properties to DC, including Poplar Point and Reservation 13 (which are both large parts of the Anacostia Waterfront Initiative). The Post article mentions that this also includes some small properties along Potomac Avenue by the baseball stadium. There's also one other Near Southeast parcel (that I know of) in the land transfer bill, and that's Reservation 17A, a small bit of land along New Jersey Avenue north of the DPW trash transfer station at I Street, which now helps clear the way for the reopening of I Street between 2nd and New Jersey, a plan currently awaiting city council approval.

Tonight the Zoning Commission is having a public hearing on case 06-25, a text amendment to the Capitol Gateway Overlay that would include the west side of South Capitol Street in the CG Overlay and also establish a ZC review and approval process for new developments that abut South Capitol (as is currently the case for new projects along M Street). The Capitol Gateway Overlay spells out in extreme detail exactly what the requirements are for developments along South Capitol, M, and in the Ballpark District and over to Buzzards Point, and I suggest that anyone who is interested (or concerned) about the type of development that may be coming to Near Southeast should pour themselves 9 or 10 cups of coffee and read this document. (It's not a complete version because one doesn't currently seem to exist, I cobbled this together from various ZC documents.) The preamble is worth highlighting, to see how the city has spelled out what it envisions for the area:

In order to start construction ASAP on both the expansion of the Navy Yard Metro entrance at Half and M and mixed-use offerings along Half Street, Monument Realty and WMATA are asking the DC Zoning Commission for an emergency text amendment to the Capitol Gateway Overlay to allow a temporary parking lot for WMATA employees to be built, replacing the one currently atop the Navy Yard station. This new lot would be on South Capitol Street between M and N, on the lot just south of the Public Storage building and just north of the Amoco station (lot 0700 0046 for those of you with parcel maps), and would be accessed from Van Street. The text amendment would restrict the parking lot's life to three years--by that point, Monument's construction along Half Street should completed and WMATA employees would then be able to park in those underground lots. This will come before the Zoning Commission for setdown on Nov. 13; because it is being requested on an emergency basis, the Office of Planning is recommending that the text amendment take effect immediately upon setdown, and is requesting that it be set down for a hearing at the earliest possible date. Good to see that Monument and WMATA are moving fast. UPDATE, 11/16: This text amendment was approved on an emergency basis, which means that it goes into effect immediately and for 120 days, but Monument still has to go to the ZC during that time for a hearing to get permanent approval of the amendment plus approval of the parking lot itself because it lies in a CG Overlay mandatory review area. (See the above entry for more on THAT!)

Hopefully the people who are interested in purchasing a workforce housing unit at Capitol Quarter are already registered with the EYA web site and are receiving the e-mail updates, but I'll still mention here that the first lottery for workforce (i.e., moderate income) units will be held this Saturday, Nov. 18, beginning at 9 am. There are a series of requirements that must be met in order to participate in the lottery, and a visit to the Sales Center at 4th and L on either Nov. 16 or Nov. 17 is required to be certified. And, like all good drawings, you must be present to win. More information is available on the Capitol Quarter Workforce web site or by getting in touch with EYA (202-484-0360). UPDATE, 11/16: The Washington Times published a piece today on the lottery this Saturday, but I bet EYA wishes that the article mentioned that you can't just show up on Saturday for the lottery, that you need to go to the sales center either today or tomorrow to be certified.... (And also the comment that EYA decided to do a lottery for the workforce housing because the first market-rate units sold out immediately isn't quite right, the lottery concept was announced before the market-rate units sent on sale.)

The city's Issued Building Permit data feed just updated (and guys, isn't it time to admit you're only updating it weekly and not daily?), and lo and behold there's an issued permit listed for 1015 Half Street, the site of the defunct Nation nightclub, where Potomac Investment Properties is planning 420,000 sq ft of office space with 20,000 sq ft of retail. The permit info seems a bit incomplete--no actual permit number, some other info missing on the complete entry, and the building permit application submitted two years ago still shows one discipline needing to be approved. But I note that there's also a Public Space Permit that went into effect last week for water and sewer excavation at 1015 Half, a permit that can sometimes signal preparations for demolition (because the water and sewer lines into the property need to be capped before a building can be demolished). But certainly even the existence of these permits--along with the sign on the north side of the Nation building from Cushman and Wakefield advertising office space "coming soon"--would seem to indicate that movement isn't far away. The other half of this block (where the parking lot is, fronting South Capitol) is owned by the Lerner family, who are proposing 1000 South Capitol (320,000 sq ft office building) on that lot, but have not announced any timetable. See my North of M map to get your bearings. (And I guess it might be time for 1015 Half to get its own page. It never stops!) Anyone with the scoop (c'mon, Mr. Gewirz, I know you're lurking out there) feel free to fill me in.

Now that the parking garage issue has been resolved (at least until Opening Day 2008, when hordes of stadiumgoers gasp in disbelief at what they're confronted with when they arrive and descend on the owner's box with pitchforks and boiling oil), I finally felt ready to tackle a reorganization of my Ballpark District page. Mainly I added a new "tab" specifically for the Monument Realty projects along Half Street, which also includes the expansion of the Navy Yard Metro station; I also added some additional photos of other Ballpark District sites. I hope to get renderings of the Monument residential project at Half and N and the W Aloft hotel mid-block before too much longer, but at least I do have drawings of the office building planned for Half and M (above the Metro station). And I now decree that the parking garages are on the stadium site, not in the Ballpark District, and will remain so until they get torn down and redeveloped, sometime around 2025.

In other City Council news from yesterday, two bills of interest were passed on their first reading: B16-0818, the alley closing request for the east side of Square 701, bounded by 1st, M, N, and Cushing (where a group of developers is planning 500,000 sq ft of office, residential, and retail), and B16-0929, the bill to allow PILOT funding for needed infrastructure improvements at Capper / Carrollsburg. These bills will both have their second reading and final vote on Dec. 5.

More to come as the news stories come out, but I'll break the news here that the council passed 10-3 the resolution today to override the Zoning Commission's rule preventing the construction of aboveground garages on the stadium site. (In other words, they voted to approve aboveground garages.) Barry, Catania, and Schwartz were the dissenters. There was much discussion about whether because of language in the original agreement that after Sept. 1, 2007, the city will have to ask the Lerners for permission to develop the parking garage site on the north side of the stadium that the city will be doomed to never having development because the Lerners would never allow construction in that spot that would disrupt the ballpark experience. But the councilmembers who voted yes seem to feel that at some point in the future there is still the ability to tear down the aboveground garages and develop the land, which will only continue to escalate in value. One teeny item that creeped out of the debate that may be how they're getting this under the cost cap--Jack Evans mentioned that aboveground garages are now being planned for the 300 south side parking spaces, which Clark Construction says can be done for $1.6 million. If this is true, that they're now dispensing with the idea of a grand southern-side plaza (where hardly anyone will be arriving from anyway) then they should have just put 10-story garages right there and had all the parking on the south side. I imagine this is still not a finished discussion.... More to come. UPDATE: Here's the Post story, with a quote from Adrian Fenty that shows perhaps folks are starting to get the message that these two blocks are not the end-all be-all of Ballpark District development: "The land in question on the stadium site is a small percentage of the area around the stadium that is already being developed." UPDATE II: A little late on my part, but here's the WashTimes piece, with an explanation as to why the south side garages can be done so cheaply: "Sports commission officials said the city was able to save money because the Nationals relaxed their requirement for 300 spaces at the south side of the stadium. The stadium construction team, led by Clark Construction of Bethesda, said it can build the parking more inexpensively now with only 130 space at the south." And here's Tim Lemke's Q&A on the entire garages brouhaha, for those smart souls who haven't been paying attention. UPDATE III: If you're into self torture, this council session is available via on-demand streaming video.

Over the nearly four years that I've been prowling around Near Southeast with my camera, a lot of buildings in the Hood have met the wrecking ball. While my project pages have plenty of before-and-afters that capture those that have been demolished, I thought it would be nice to bring them together in one spot, so I've created a Near Southeast's Demolished Buildings page. I believe I've caught every demolished structure since 2003, and a couple earlier ones, though I continue to cry that I didn't ever get photos of the old Washington Star warehouse at 2nd and H, a beautiful marble or limestone building that bit the dust sometime in 2000.

From Tuesday's Post: "The D.C. Council appears poised today to approve a scaled-back parking plan for the new Washington Nationals baseball stadium that calls for building two free-standing garages just north of the ballpark, near South Capitol Street and the Navy Yard in Southeast. [...] The new plan would build garages without reinforcement at a cost of $36 million, which could be paid with existing funds and remain within the cost cap, city officials said. Essentially, the plan is what the Lerner group has pushed for since taking over the team in the summer. [...] Fenty said the Lerner group has promised to work with the city to potentially tear down the garages in future seasons if a solid mixed-use development plan is proposed."

WDG Architecture updated its web site recently to include a rendering of 1015 Half Street, the 440,000-sq-ft office building by Potomac Investment Properties slated for the Nation site at Half and L. (I'd give a link directly to their page on 1015 Half, but like so many architecture firms, their site is so overly Flash'ed that there's no way to get you there.) They also had a rendering for 1325 South Capitol Street, the 244-unit residential project across from the stadium by Camden Development. (As expected, I'm wavering in my resolve to stop my coverage at the South Capitol Street median, and will now track anything that fronts South Capitol, even if the address is in Southwest.) These renderings--along with the one I found last week for 1000 South Capitol (the proposed 320,000-sq-ft office building by Lerner Enterprises on the same block as Nation)--spurred me to do some freshening of both my North of M and South Capitol Street pages, adding a lot of new photos and views.

Lookee here at what's popped up on the agenda for tomorrow's City Council session, a reading and vote on "Ballpark Parking Completion Emergency Declaration Resolution of 2006" and "Ballpark Parking Completion Emergency Amendment Act of 2006." (No sign of either of them in the online system, though.) I don't know what either of them contain, so we'll just have to wait for news to trickle out. The fun never stops. UPDATE: Speaking of the parking, WTOP is reporting that Herb Miller is suing the city, the DC Sports and Entertainment Commission and the Anacostia Waterfront Corporation, saying that his agreement with the city and Mayor Williams to build the Garages Wrapped With Development Goodness has not been honored. Says Miller: "D.C. will realize it has lost a remarkable opportunity to renew a neighborhood and provide hundreds of millions of dollars in economic benefit to the city. It is a major loss that didn't have to happen." (Says JD: Just because this plan fell through doesn't mean there will never be development on those two blocks, not to mention that there's already plenty of other development on the blocks just north of the stadium.) UPDATE II: Here's the Washington Business Journal story on Miller's lawsuit.

Last month the WMATA board of directors approved a plan to have Monument Realty oversee the $20 million expansion of the Navy Yard Metro station at Half and M, as part of Monument's construction of an office building on that site. The minutes from the WMATA Planning and Development Committee are now posted, and there was some discussion about how WMATA can ensure that the April 2008 (i.e., Opening Day at the new ballpark) deadline for completion can be met: "Mr. Tangherlini responded that WMATA has included some penalties that involve the contractor providing transportation bridge service to the L'Enfant Plaza Metro station if the scheduled completion is not met. In addition there are severe financial and operational penalties for the developer if the station is not complete by April 2, 2008."

Thankfully I looked at the weather forecast before planning my weekend, and scheduled a photo excursion for Saturday, not Sunday. Lots of new pictures in the Stadium Construction Gallery, now also reorganized so that as you scroll down you're basically walking clockwise around the stadium site from it's construction starting point at 1st and N Place all the way down Potomac, up South Capitol, and over on Half back to 1st. And I also added a new photo or two (and updated the spiffy animated slide shows) for 20 M and Capper Seniors #2. Let the icon be your guide to the additions, as always. UPDATE: Oh yeah, duh, there's also the Capper demolition along the south side of L Street between 3rd and 4th, I added a couple of shots of that as well to my Capitol Quarter page, I'll update when the last of the blue-roofed apartment buildings comes down, probably within the next week.

PSA 105 is the DC MPD Police Service Area that covers the western half of Near Southeast (from 6th Street to South Capitol)--their next meeting is Saturday, Nov. 18 at 10 am at the 1D1 substation at Marion Park (5th and E SE), and the meeting announcement mentions "concerns related to the stadium construction" as one of the items to be addressed. Join the PSA 105 Yahoo Group if you want to be electronically involved...