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909 New Jersey Ave. ('09)
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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)
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I passed along word a few days ago about the Dec. 18 Connect Barracks Row information meeting, and now there's three other events scheduled for mid-month. So get your holiday shopping out of the way to clear calendar space:
* On Dec. 16 at 6:30 pm is a community meeting on the planning process for Boathouse Row, which I wrote about recently. It's at Watkins Elementary, 420 12th Street, SE, and is being held by the Office of Planning. There's a pile of information from the city on this Master Plan process, if you want more information.
* On Dec. 17 at 6:30 pm the Anacostia Community Boathouse Association is having its annual Boathouse Lighting and Community Awards Ceremony. City Administrator Dan Tangherlini will be honored, and then will flip the switch to illuminate the boathouse's holiday lights. The boathouse is at 1115 O Street, SE (between the spans of the 11th Street Bridges).
* The Capitol Riverfront BID is having its Annual Meeting and "State of the Capitol Riverfront" at 11:30 am on Dec. 18; I'm going to attend mainly so I can get my first peek inside 100 M Street, which will be hosting the luncheon.
These are all listed on my Events Calendar.
 

The owners of the series of lots along Potomac Avenue between Eighth and Ninth have announced a Sealed Bid Sale for the properties, with a due date of March 15, 2009. The offering, which includes the building at Eighth and Potomac where the Quizno's is located, the boarded-up brown apartment building at Ninth and Potomac, and all the land in between (totaling .81 acre), is being handled by an affiliate of Lincoln Property Company. The current owners are the ICP Group, which purchased all these properties in early 2006 for $9 million, and had put them on the market earlier this year, apparently without success. ICP are also the folks who tried to get the Admiral Condo project off the ground at Eighth and Virginia, but are now disentangling themselves from that project (now an office development) as well.
 

* Tonight (Thursday) is Tommy Wells's second Liveable, Walkable Community Awards, from 6:30 pm to 8:30 pm at the Atlas Performing Arts Center, 1333 H Street, NE.
* Metro's live streaming of its board meetings seems to have been taking a lot of time off lately, so I can't yet tell you whether the Customer Serivce, Operations, and Safety Committee has approved at its meeting this morning the request to have a public hearing on discontinuing the N22 line. (Even if they have, the request still needs to be approved by the entire board at its Dec. 18 meeting.)
* Infosnack Headquarters reports on the changes in on-street parking near the Navy Yard to discourage free all-day parking. DDOT chose to use signage to prohibit rush-hour parking, instead of using meters to garner additional revenue, and Infosnack is displeased.
* The Nats will be ending their 2009 exhibition season on April 4 at Nationals Park against the Orioles, in what is apparently going to become a tradition.
Latest Tweets, chock full of goodness:
* '09 Nats home games added to my GCal. (You can add them to yours via the buttons at lower right)
* And I'm reminded that I haven't mentioned the Parsons sign up in the windows at 100 M--they're leasing 30% of the building.
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More posts: Metro/WMATA, Navy Yard
 

Via a Kwame Brown press release, confirmation that today the DC city council gave preliminary approval to the plan to rename the portion of South Capitol Street that runs alongside Nationals Park as "Taxation Without Representation Street." The bill includes the requirement that buildings along that stretch of South Capitol officially be given the address "Taxation Without Representation Street," which will no doubt leave the Nationals tickled pink.
Kwame's press release also says that "the location was chosen not only because of the baseball stadium but also because it is on a direct route to Congress."
For more details, read my coverage of the hearing on the bill, as well as the bill itself. There still needs to be a second vote on the bill before it can become law.
No word on when the tea dumping starts....
 

The front page of Tuesday's Post has "Building Slowdown Turns Grand Visions into Vapor," a look at projects in the DC area that are on hold because of the slumping economy: "The economic boom of recent years promised to deliver gleaming homes and high-end retail to struggling and newly forming neighborhoods across the Washington region. But that quest is running headlong into a withering economic slowdown and paralyzed credit markets, bringing new construction to a virtual stop and fueling anxiety among those who dreamed that their neighborhoods were the next frontiers."
Among the examples in the article are three delayed projects near the ballpark--WC Smith's 250 M Street office building, the residential and hotel portion of Monument's Half Street project, and also the Corcoran's Randall School development at Half and I, SW (which Monument pulled out of recently): "Perhaps no area is more central to the District's long-term ambitions than the streets around Nationals Park. At every opportunity, Fenty talks of a cosmopolitan destination featuring new parks, offices, stylish apartments and restaurants, all of it along the Anacostia River. Yet, how soon that vision materializes is fraught with uncertainty."
(Full disclosure: I provided a bit of basic status on ballpark-area projects for the piece, hence the "contributed" line.)
Some additional perspective: Certainly there's a slowdown afoot. (It's almost like there's some sort of cycle of boom and bust in commercial real estate!) I've been joking that I should just put a "Gone Fishin'" sign up here at JDLand during 2009, and come back in 2010 to see what's cooking, because other than the first offerings at the Yards and perhaps Canal Park {cough}, I'm not expecting much to get underway in the next little while. On the other hand, Capitol Quarter is moving forward, 1015 Half Street is now out of the ground, Diamond Teague Park is expected to open in the spring, and 100 M and 55 M and 909 New Jersey and Velocity will all be opening their doors before long, and perhaps the lure of another season of baseball will get some retail into the empty ground-floor spaces of those buildings and 20 M.
So, it's not like tumbleweeds are blowing down M Street or vines are growing on buildings a la Logan's Run--and it would be hard to make the case that it's the neighborhood's fault or the stadium's fault when the entire region is feeling the pain. The expectation would be that when the market improves, development in Near Southeast should pick up again. But we'll all just have to wait and see, won't we?
 

With not much news afoot, and with the holiday weekend weather not meshing properly with my schedule of family shindigs to allow for any photo excursions (my new camera is crying out to be used!), I only have the smallest of tidbits to report.
* On Thursday (Dec. 4) the WMATA Customer Service, Operations and Safety Committee will be voting to approve a public hearing on the plan to end the N22 bus line that runs between Union Station, Eastern Market, and the Navy Yard station entrance at New Jersey and M. The District is planning to replace this bus line with a new Circulator route covering the same route, and also adding in a stop at the new US Capitol Visitors Center. If approved, the hearing would be held in January, and the expectation is that the Circulator route would be in place by Opening Day 2009. Read my previous posts on this change here and here.
And, here's two "Tweets" from Friday of terribly important breaking news items: (follow me on Twitter to get these as soon as I post them, or be sure to check the Twitter box at the upper right of the JDLand home page)
* Not sure when this happened, but the Capitol Skyline Hotel at South Cap & I isn't a Best Western anymore.
* Holiday snowflakes hung from the streetlights on M Street. Festive!
UPDATE: One more that I forgot: tomorrow (Tuesday), the Taxation Without Representation Street Renaming Act will get its first vote in front of the city council.
 

The group of urban planning students at the University of Maryland who have been studying the lower part of Eighth Street will be presenting their "Connect Barracks Row" findings at a public meeting on Dec. 18 from 7:30 pm to 9 pm at the Navy Yard Car Barn, better known as the Blue Castle, at 770 M Street, SE. You can see the presentation from their Oct. 29 community meeting and read a little more about the project on their web site.
The students' work also got a write-up in today's Washington Business Journal (subscribers only), which says: "Their findings so far come as no surprise: Walking beneath the noisy highway is undesirable, parking isn't easy to find and there is little reason to go to the site in the first place."
In describing lower Eighth Street, WBJ also says: "A developer had plans to turn one block into housing and residential space, but that plan apparently went nowhere." Sounds like a reference to the original plans for the Admiral at 801 Virginia, which as I've been writing over the past few weeks has been redesigned as an office building and received its Board of Zoning Adjustment approvals on Tuesday.
There's also mention of the hopes by Madison Marquette to turn the Blue Castle into a 99,000-sq-ft retail destination, but no progress has been announced.
 

This afternoon the city's Board of Zoning Adjustment approved unanimously two requested variances that will allow 801 Virginia Avenue to go forward as a 19,000-sq-ft office building with 3,000 feet of ground-floor retail. I admit to listening to the webcast with only about half an ear, but the bulk of the discussion seemed to be centered around the applicant's request to only have 17 underground parking spaces instead of the required 30 (17 is still four more than were allotted in the original condo-building design). As I wrote about a few weeks back, the developers say that groundwater levels and potential soil contamination issues would make it prohibitively expensive to dig two additional levels of parking (and having to have the garage entrance on L Street apparently doesn't help, either).
The 17 spaces will all be assigned to the office tenants, so there will be no parking for retail customers. (There was some discussion of creating overflow parking if necessary at 816 Potomac Avenue, another property owned by the same developer.) The applicant's traffic consultant also laid out the proximity of the site to Metro subway stations and bus lines, and with the request having the full support of the Office of Planning, ANC 6B, and the Capitol Hill Restoration Society, the board voted to approve the variances.
No word on when the project might get underway.
 

While we're all busy looking at the hole in the ground on the east side of Half Street, plans are apparently moving forward across the way: Akridge's 700,000-sq-ft mixed-use project on the old WMATA Southeastern Bus Garage site (just across from the Metro station entrance) is now on the Zoning Commission docket for a Capitol Gateway Overlay Review on Jan. 29, 2009.
This project will cover the entire block bounded by M, N, Van, and Half, which is the stretch along which fans walk to Nationals Park from the west entrance of the Navy Yard Metro station. (Akridge bought the southernmost parcel from Monument Realty back in late August, at the same time it finally closed on its $46 million purchase of bus garage site.) A raze permit application was filed for the bus garage building in September.
There hasn't been much made public yet about this development, other than it will be a mix of office, residential, and retail, and the hearing announcement says that the FAR will be 7.9 and the maximum building height will be 110 feet. In addition to the overlay review (which sets out some firm guidelines for projects along M Street and in the Ballpark District), Akridge is also asking for relief from roof structure requirements, loading requirements, ground-floor retail requirements, and step-back requirements.
It's been reported that Akridge is expecting to begin on the project in 2010; they've hired HOK (designers of the ballpark and the Plaza on K), Esocoff & Associates (Onyx) and StreetSense Inc. to design what an Akridge press release calls a "one-of-a-kind destination." Quoting further: "'Half Street is the city's newest and most unique urban destination,' says Matthew J. Klein, Akridge President. 'This stretch between the Metro and the ballpark has great energy and we look forward to capitalizing on that and other natural amenities like the river, to deliver the area's best urban living, working, shopping, dining, and entertainment project.'"
I've marked this movement by finally giving the site its own project page (now separate from the old "Ballpark District" page). Hopefully in the lead-up to the zoning hearing we'll get a peek at some renderings.
 

Today the city council held its hearing on B17-0909, the bill that seeks to rename the portion of South Capitol Street that runs next to Nationals Park as "Taxation Without Representation Street, SE." Four witnesses testified in favor of the bill, although the support of three of them (DC's two shadow senators and the head of DCVote) was not exactly a surprise.
The city is using this as an alternate approach to getting the taxation-without-representation word out at the ballpark, after its attempt to install at the ballpark a toteboard showing much the city pays in taxes was thwarted by the Nationals (who have final say on all signage at the ballpark thanks to the stadium lease agreement).
It's expected that the bill will have its first vote in front of the council on Dec. 5 Dec. 2, with hopes that it can make it safely through the congressional oversight process in time to allow the signs to be posted by Opening Day. (Remember, not only do DC citizens not have a vote in Congress, their own legislation passed by their own elected representatives doesn't get to become law until after Congress has signed off.)
UPDATE: The Examiner covers the hearing, with some additional details, mainly that "unlike other symbolic road name designations [it] would actually change the address of all buildings along that three-block stretch of South Capitol." Tommy Wells is quoted as saying: "What we want is for that to be the stadium's address. [...] We want people to have to write it." Also, 1345 South Capitol's developer Camden Development submitted written testimony opposing this plan that would rename their block, saying that the name change will "negatively impact the residents of our building," cause "unnecessary confusion" and compromise "the spirit" of South Capitol.
 

Reader M., who keeps a better eye on the Monument Half Street web cam than I do, has passed along the word that, within the past week, the Half Street Hole (just north of Nationals Park) has started being re-filled with dirt, except for the far northern portion where additional underground garage space next to the 55 M Street office building is being completed. The small piece of garage construction is where a new street dubbed "Monument Street" has been planned, to connect Half to Cushing Street to the east; doing this work also will now give southern walls to the 55 M garage. The rest of the block is where Monument had plans for a 200-room hotel and 340 residential units, along with lots of ground-floor retail. I don't know anything beyond what I'm seeing on the webcam, so we'll have to wait to find out What This Means (though certainly filling back in a three-story hole isn't particularly likely to indicate a project moving forward).
 

Back in August, I finally took a little time to drive down the practically hidden section of Water Street east of 12th to get some photos of Boathouse Row, the stretch of marinas between the 11th Street Bridges and Pennsylvania Avenue's Sousa Bridge. Of course, all I really got were photos of their entrances (I'm way too shy to have actually driven in), but even pictures of their gates and signs are probably of interest to most people who've never taken this particular field trip.
A mere three months later, I've finally posted them on a revamped East M/Boathouse Row page, where there first are photos of the Anacostia Community Rowing Center, followed by the new images from further up Water Street. (I also tinkered a bit with my main East M page.) Of course, as I'm writing this I'm realizing that it would probably be even better if I went across the river and took photos of the row from Anacostia Park--I'll add that to my To Do list.
There's actually a Master Plan underway for Boathouse Row by the Office of the Deputy Mayor for Planning and Economic Development and the Office of Planning. By doing this, " the District seeks to provide upgraded public facilities, improve environmental conditions, preserve existing functions and utilize remaining land to enhance and expand boathouse, marina, dock and water recreation uses." The DMPED info page on the Master Planning Process has a lot documents with much detail from the public meetings that were held over the summer and on Oct. 2 (which they don't seem to do a very good job of advertising, because I never heard about them). A handout from last week's Anacostia Waterfront Information Fair says that the Draft Master Plan is expected to be released by the end of this year (and I'm hearing there will be a public meeting in mid-December); the Oct. 2 meeting slides give a good summary of the plan alternatives being considered (and there's additional info on those here), along with long-range visions for the area.
 

In yesterday's wrap-up of the Performance Parking meeting, I mentioned how the program wasn't yet "operating in the black," because of the substantial cost of putting in the meters. However, I've been gently reminded that the legislation that created the pilot spells out that, initially, 60 percent of the program revenue will be put toward the repayment of the cost of the meters, with 20 percent of the revenue to be used "solely for the purpose of non-automobile transportation improvements in the zone." (The other 20 percent goes to the DDOT's operating fund.) This means that there will already be some dollars available at the end of 2008 toward improvements.
In a few years, once the meters are paid in full, only five percent of the revenue goes toward meter and signage upkeep in the zone, and 75 percent goes to non-automobile transportation improvements in the zone, such as bike racks, sidewalk repair, etc.
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More posts: parking, Nationals Park
 

Despite my subconscious desire to return to those days when I didn't bother going to public meetings, I ventured out on Wednesday night to DDOT's first quarterly public meeting on the Ward 6 Performance Parking Pilot Program. Much of the discussion centered on issues outside of Near Southeast (such as how Southwest's parking-enforcement hours still run from 7 am to midnight seven days a week, even though Capitol Hill rolled theirs back to 9:30 pm six days a week and no restrictions at all on Sundays), so I don't really have a lot to report in terms of any changes that might be happening to the streets south of the freeway and east of South Capitol.
There are a few numbers to pass along--so far in 2008 (from the start of the program on March 26 through the end of October) the Ward 6 pilot zone grossed a bit over $235,000 in parking fees, with it splitting pretty evenly between the 80 game days ($118k, averaging $1,650 per day) and the other non-game days ($115k, averaging $1,300 per day). However, it cost the city more than $860,000 to install the meters and signage, so the program isn't exactly operating in the black yet.
The current red visitors passes are scheduled to expire on Dec. 31--however, DDOT's Damon Harvey acknowledged that the realities of trying to send them out in late December (in the midst of the holiday mail deluge) and the issue of on-street parking enforcement for the inauguration means that it's likely DPW will be told to not consider the old passes expired until Feb. 1 or some other date.
There was really only one attendee who was vociferously against the pilot's restrictions; others who got up to spoke had concerns about portions of it, but given how these meetings can sometimes go, it seemed that most people were accepting of the program. DDOT's Harvey made sure to emphasize a number of times that this program is not just about ballpark parking--it's to get ahead of all of the expected development and commerce coming to Capitol Hill, Near Southeast, and Southwest, and protect resident and business parking before it gets out of hand.
There were no specific changes announced for 2009--however, it sounded like if there were changes they'd be put in place closer to Opening Day. Although most of the people who spoke at the meeting mentioned that they didn't really see any influx of ballpark-related on-street parking on the Hill or areas further away in Southwest, it would be wise to keep in mind two things for 2009: the possibility that the free Nats Express won't be running (no decision yet), and, on the flip side, the opening of two new office buildings within two blocks of the ballpark that will have three levels of underground parking that could become available (100 M and 55 M, and perhaps also the underground parking now being built in the hole just north of the ballpark, though there's been no announcements of whether any of these will be offering gameday parking). The potential lack of free parking could drive more fans to try to find on-street parking, but perhaps the growth of close-in garage spaces will mitigate that.
Tune in again in February when I'm sure the traffic and parking discussions will heat up for the new season! (Yippee.)
UPDATE: Don't miss my addendum, where I clear up that just because the meters haven't been paid for yet doesn't mean that the neighborhood won't already be seeing some of the revenue.
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More posts: parking, Nationals Park
 

* The WashTimes says that Eleanor Holmes Norton "has asked Congress's Joint Commission on Inaugural Ceremonies to consider opening up more space for visitors than just the Mall, including Verizon Center and Nationals Park." I guess she means as a space to allow people to watch the ceremonies on the big screen (rather than, say, sleeping bags in the outfield)?
* City Paper does a piece on Super Salvage, across the way in Buzzard Point, and how they feel that the city is pushing them to leave but how there's nowhere else inside the District to go. In a related story, the Post reports that one of the concrete plants shut down in early 2006 thanks to the ballpark's eminent domain land takeover has just gotten approval (over neighbors' objections) to build a new facility just outside of Cheverly.
* Over the past couple of days the construction pedestrian walkways at 100 M Street have been taken down, and the sidewalks look pretty close to being ready for use. Does this mean that M Street is going to get its two traffic lanes back soon? It was reported a few months back that Parsons Technology (which has leased about 30 percent of the building) would be moving in in early 2009. We should also be watching for the arrival of a Sun Trust Bank branch in the ground floor, presuming that deal is still done (you never know these days).
* Looks like they're putting the glass panels in around the Navy Yard station entrance in 55 M's ground floor (hence the closures of the entrance after 8 pm that continue today and tomorrow, along with an all-day closure on Saturday).
 

Before the front blew in on Monday I made a rooftop visit to get some new shots of the changing skyline west of New Jersey Avenue and north of M Street. You can see the new shots paired with their "befores" in my Overhead Photos Archive; hard to believe that less than three years ago we didn't have Onyx, or Velocity, or 70/100 I, or 909 New Jersey. (And the next time I take these shots, 1015 Half will be visible, too.) I also made the rounds and took street-level photos from the usual spots, which you can see on those project pages or all in one group; I'll also note that the new Half Street photos show the first floor of 1015 Half now underway. As always, click the for all photos in the archive at a specific location.
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More posts: 1015 Half, square 697
 

Two reminders for your Wednesday planning:
* Onyx (1100 First Street) is having its grand-opening party from 5 to 8 pm, with music, nibbles, and tours.
* And, at 6:30 pm, DDOT is having a Public Meeting on Ward 6 Ballpark District Performance Based Parking Pilot Program, a look at what's worked, what hasn't, and what might change in 2009 with the on-street parking around the ballpark. The meeting is at 6 pm at Friendship Baptist Church, 900 Delaware Ave., SW.
 

Be prepared that on Tuesday (Nov. 18), President Bush will be visiting the US Department of Transporation headquarters on M Street. Given that no parking will be allowed at DOT until noon on Tuesday because of security concerns, be prepared for an onslaught of extra transit passengers at the Navy Yard Metro station and on the bus lines, and extra cars in the daily lots around the neighborhood. No doubt there will also be some traffic disruptions as the president arrives and leaves, too.
 

Nov 16, 2008 5:42 PM
A bunch of items to start the week with:
* Remember that the west entrance to the Navy Yard Metro station at Half and M is closed every evening this week from 8 pm until closing, thanks to work on 55 M Street.
* On Monday (Nov. 13), the Zoning Commission gave final approval to moving 225 Virginia Avenue into the Capitol South Receiving Zone, which will allow any construction on the block to have greater height and density than the 6.5 FAR/90-ft-height currently allowed. This was approved with two caveats: that there is Zoning Commission review of the design of the portions of a building proposed to rise higher than 90 feet to confirm that the building will be sufficiently setback from the eastern building face, and that any structure will provide a suitable northern focal point for the Canal Blocks Park. Read my entry from the hearing a few weeks ago for more information.
* On Nov. 24 at 2 pm, the city council will be having a hearing about B17-0909, the "Taxation Without Representation Street Renaming Act of 2008," which would "designate the portion of South Capitol Street, SE that intersects with N Street SE and Potomac Avenue SE as 'Taxation Without Representation Street, SE." It just so happens that this is the portion of South Capitol Street that runs alongside Nationals Park, where the council was thwarted in earlier attempts to install an electronic tote board showing the federal taxes that DC residents pay while still having no voting representation in the US Congress.
* Tommy Wells is taking nominations for the Second Annual Livable, Walkable Awards.
* For weeks I've been meaning to post that Nationals Park made the list of Travel and Leisure Magazine's "Must-See Green American Landmarks," thanks to being the first LEED-certified professional sports facility.
 

Nov 15, 2008 4:35 PM
I have to admit that information fairs aren't quite my gig (especially since I'm immersed in this stuff everyday), but I did wander past today's Anacostia Waterfront Community Information Fair at the ballpark to see what there was to see. I got there pretty early and left pretty early, so didn't see any of the panel discussions (and didn't take any of the bus tours), but if you want to see how they configured the exhibitions within the Stars and Stripes clubs at the ballpark, here's a batch of photos. (And, if you were there, maybe you're in one or two of them!)
I also took a few new photos on First, Third, and New Jersey of 909 New Jersey, Velocity, Onyx, and the Foundry Lofts, which will serve mainly as a reminder of why I don't normally go on photo expeditions on cloudy days. If the weather finally shifts, I expect to be out taking some additional ones on Sunday, especially of 1015 Half, since the first columns are visible above ground-level.
Plus, I felt a burst of inspiration yesterday the likes of which I haven't seen in months, and *finally* created project pages for William C. Smith's 800 New Jersey Avenue development and for the 11th Street Bridges reconstruction. The 800 NJ page has almost no information (since there's so little to be had about the project beyond the basic 1.1-mil-office-residential-retail-and-maybe-Whole-Foods profile); the 11th Street Bridges page is a little better, but still is just a lot of pictures of overpasses and flyovers. Better than nothing in both cases, though!
 
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