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Completed
Thompson Hotel ('20)
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Yards/Guild Apts. ('19)
Capper/The Harlow ('19)
New DC Water HQ ('19)
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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)
 
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Updated Photos of Capitol Quarter Progress
I played cat-and-mouse with the clouds today and took some photos of the progress in the third block of Capitol Quarter, where the townhouses have sprung up pretty quickly over the past six weeks, meaning that St. Paul's Church at Fourth and I (above) and the private homes along Fifth Street are no longer the lonely outposts they've been since late 2004.
So that your computers (and my server) don't collapse, here are the (separated) links of these new befores-and-todays, which take you on a walk around the block: Fourth and Virginia, Fourth and I, Fourth and K, Fifth and K, and Fifth and Virginia. You'll also see on the northwest corner of Fourth and I that the concrete foundations are now being poured for the fourth and final block of Capitol Quarter's first phase.
It will be five years ago next week that the demolition began on the blocks where all these new townhouses are going up; paging through the photos I took during November 2004 while the wrecking crews worked, it in some ways seems a lot longer than that. The eastward view along K at Fourth is a pretty good representation of what these blocks have been through:
See the whole batch here; you can click on any you see in the archive or use the Photo Archive Map Browser to track the fall and rise of any other location.
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More posts: Capper, Capitol Quarter
 

DDOT Unveils its Vision for DC Streetcar Lines
Last night DDOT held the first of its eight public meetings to unveil its vision for a 37-mile-long network of streetcar lines connecting various portions of DC in three phases, the first of which would include a line running from MLK Avenue in Anacostia across the 11th Street Bridge, eastward on M Street SE, and then terminating at one block west of Nationals Park. (Phase 3 would include a separate line starting from the same Nats Park terminus, running along M Street SW and up Seventh Street into downtown.) You can see a larger map of all three phases at DDOT's Streetcar site.
I didn't attend the meeting, partially because of time constraints but also because I figured the transit bloggers of the city would be all over it; here's GGW's first post on the plans. These routes aren't set in stone, and in fact Tommy Wells has already expressed his preference that the line shown running along Barracks Row be moved to Hill East to support the expected development there. And I don't believe any timeline of when these phases could be expected was mentioned.
There are seven more meetings still to be held, if you're looking for more detail or to give some feedback to DDOT.
How do we all feel about not only the proposed Near Southeast route, but the plans for streetcars in DC in general?
(UPDATED Oct. 26 after a commenter correctly pointed out that the line is to run down First Street, SW, ending at R Street, not along South Capitol to the ballpark. I need new glasses.)
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More posts: streetcars
 

Monument Gets its First Tenant at 55 M
From WBJ, the news that government contractor Sayres and Associates has signed a seven-year deal to lease 20,000 square feet at 55 M Street, Monument Realty's office building on top of the Navy Yard Metro station at Half and M. Sayres currently is at Maritime Plaza, and is expected to move into 55 M in April of next year. This is the first tenant for 55 M; with the Bureau of Land Management moving in across the street at Lerner's 20 M next year, all of the office buildings in Near Southeast completed since 2007 will have lease deals (100 M was nearly 40 percent leased when it opened at the end of 2008).
Monument is still looking for financing to complete the south end of the block, where they have been planning to build a hotel and two residential buildings.
 

ANC 6D Doings (Short Version: Three Thumbs Up)
While my dinner is in the oven, here's the speediest of reports from tonight's ANC 6D meeting:
* The ANC voted 7-0 on a resolution supporting the city council's proposed marriage equality act.
* They voted 5-2 to support Florida Rock Properties' pending request in front of the Zoning Commission to extend the deadline for the first building permit application at RiverFront two years, to June, 2012, which would push the deadline for the start of first-phase construction to 2013. (Read this entry for more details, and see my project page for specifics on the development itself.) It's expected that this will be taken up at the November 9th ZC public meeting.
David Briggs of Holland and Knight, representing FRP, said that while the developer has worked "assiduously and tenaciously" since last year to find either equity or construction funding, the notion of starting the first-phase office building within the current zoning timeline is "just not viable." FRP does say, though, that they will be continuing to search for funding if they receive the extension. In the meantime, FRP made its required $800,000 payment to the city last fall to help defray the costs of Diamond Teague Park next door; I asked if there were any possibility that perhaps the land on the very east end of the Florida Rock site, which will eventually be a public plaza that abuts Teague Park, might be cleared and opened as public space before the construction begins on the office building--they're "looking at options."
* The commissioners also voted 7-0 to support the zoning special exception request by the operator of the six-unit "Casa degli Angeli" at Third and L, which is currently operating as a month-to-month room rental and which is looking for a zoning change to become a full-fledged bed and breakfast. The Board of Zoning Adjustment hearing is scheduled for Nov. 17.
 

RiverFront/Florida Rock Seeking Time Extension From Zoning Commission; More Zoning, CSX, CapitalSpace
The agenda for Monday's ANC 6D meeting has been posted, with two Near Southeast items listed. The first is that the developers of the RiverFront (aka Florida Rock) site between the Anacostia and the ballpark are apparently filing for a time extension on their zoning PUD ("planned unit development," for those of you mercifully unaware). When the zoning approval for this project finally came through in 2008 (after years of slogging through the process), the developers were given until May of 2010 to apply for building permits for the first phase of the project (an office building on the east end of the site, near Diamond Teague Park), with construction then required to start by May 2011. So, although it was recently reported that Florida Rock Properties is looking for an equity partner to help finance the development of the site, they clearly believe that it will be tough for them to meet the zoning order timeline.
Timeline extensions are increasingly common cases being heard by the Zoning Commission these days, as financing for commercial real estate development continues to be extremely difficult to procure; the Capper redevelopment received one earlier this year. I don't yet see a hearing date for FRP's extension request on the zoning calendar.
In other tidbits:
* Also on the 6D agenda is the "Casa degli Angeli" at Third and L, which has a Board of Zoning Adjustment hearing scheduled for Nov. 17. The six-unit building, which is currently operating as a month-to-month room rental, is looking for a zoning change to become a full-fledged bed and breakfast.
* The latest issue of Voice of the Hill has more detail on the CSX plans to expand the Virginia Avenue tunnel; you can read the documents that CSX submitted to the National Capital Regional Transportation Planning Board for some additional details. Quoting the Voice: "CSX spokesperson Bob Sullivan said the project would take between two-and-a-half and three years, while a District Department of Transportation Department official made a slightly lower estimate. 'We anticipate that there would be some traffic impacts during the course of this project, which is probably going to last a couple of years,' said agency spokesperson John Lisle.'" Neighbors in the area are concerned: ANC 6B will be getting a briefing about the plans at its Nov. 10 meeting.
* On Oct. 27, there's a public meeting about the CapitalSpace plan, "the first comprehensive analysis of Washington's parks and open space in almost 40 years," which is attempting to get the various federal and local agencies that run the many parks in the city more closely coordinated, along with other plans to improve the parks themselves. The meeting is at the MLK Library from 5:30 to 7:30 pm.
 

GreenSpace May Move into Retail Space at Some Ballpark in Southwest, WBJ Says
I am so close to just not linking to this story at all, because I can't believe that after all this time the Washington Business Journal can't figure out that Nationals Park is in Southeast and not Southwest. But here you go.
In an article entitled "GreenSpace may get housed in lonely Southwest D.C." (subscribers only), WBJ tells us: "If negotiations turn into reality, the Washington Nationals' stadium may score an unlikely tenant in one of its empty retail spots by the end of this year: nonprofit purveyors of green affordable housing. If a deal is struck for 16,000 square feet of arched space at Nationals Park, the nonprofit, GreenHome, will branch beyond its original mission of environmentally aligned, price-conscious residential buildings and set up its new GreenSpace concept: a classroom, conference center and vendor showroom for green development." Apparently they are negotiating to have either the city or the Lerners cover their rent in the space.
The main retail spaces at the ballpark are along First Street and Potomac Avenue SouthEAST, right across from the WASA land and Diamond Teague Park.
UPDATE: WBJ has corrected the online version of the article.
 

Streetcar Meetings; Corus/Starwood Deal; ANC 6D; Seniors H1N1 Shots
If you can wait an extra minute or to before going back to bed and pulling the covers over you until this cold rain is over, here's a few (very) small items:
* DDOT sent out a press release late Wednesday announcing a series of public meetings to "engage residents and businesses in the implementation of improvements proposed for the transit system for the city, including streetcars", the first phase of which should eventually run across the 11th Street Bridges from Anacostia to H Street NE. They haven't posted the release on their own web site yet, but Streetcars for DC has it (UPDATE: it's now posted at DDOT, and amended slightly). The closest meeting to Near Southeast is the first one, Oct. 22 from 7 to 8:30 pm at J.O. Wilson Elementary, 660 K St., NE. For more information, visit DDOT's Streetcar pages.
And, via BeyondDC, the WBJ is reporting that the H Street portion of the first phase will be completed first, thanks to lobbying by Tommy Wells. Wells is also working to overturn the longtime ban on overhead wires in parts of the city that include H Street, according to the article. But no timeline for the start of construction has been mentioned. (UPDATE 2: In a tweet, DDOT says this: "Our official target date is still late 2012 for Anacostia, but we are working to accelerate that line as well as H/Benning.")
Unfortunately, DDOT's current site doesn't include the early studies for the project, but Richard Layman ferreted out the web archive version of the site, where you can see the line down M Street SE and SW was one of the possible additional lines at this time. Will there be one in the next phase of plans?
* It may not seem like the sale of Corus Bank's portfolio of distressed construction loans to a group led by Starwood Capital Group would be of much interest, but included in that portfolio are the construction loans for both Velocity Condos and Monument's 55 M Street office building. This shouldn't have much of an impact on Velocity, but could help 55 M in its quest to lease space, as potential tenants see more certainty surrounding the building's financing.
* ANC 6D's October monthly meeting is Monday, Oct. 19, at 7 pm at St. Augustine's, 6th and M streets, SW. No agenda released as of yet (which is why I cry when I see other ANCs that post their agendas well over a week [sometimes two] before their meetings).
* Tommy Wells has arranged for free seasonal flu shots (not H1N1) to be given to senior citizens in Southwest and near Southeast on Saturday, Oct. 17, from 9 am to noon at the Greenleaf Recreation Center, 201 N Street, SW. The shots will be free for seniors with Medicare Part B as their primary insurance, or $30 otherwise.
* (ADDED) I linked to a story about this idea a few weeks back, but here's a detailed post from TSArchitect (cross-posted at GGW) on "McMillan Two," which would radically remake the Anacostia Waterfront by filling in much of the river to narrow it to a width of about 500 feet, the same as the Seine in central Paris.
 

No Bids at 23 I Foreclosure Sale; Land Now Owned by Ruben Companies
I attended my first-ever foreclosure sale this morning (yay...?), where the two lots at 23 I Street (the old Wendy's site) that JPI had purchased in 2007 for $28.6 million were to be auctioned off after JPI defaulted on its $25 million loan. However, there were no bidders for the 47,000-sq-ft piece of land (which doesn't include the Exxon next door), and so the property is now owned by Ruben Companies, which bought the original note from Key Bank earlier this year.
Ruben Cos. also owns the 1100 South Capitol lot (plus 1101 South Capitol, across the street and outside of my boundaries), and had at one point been working to purchase the St. Matthew's Church land at New Jersey and L before opting out.
The company has no plans to build anything soon on the 23 I lot--but if anyone's interested in renting the land for some interim entertainment use (a la Akridge's deal with the Bullpen on Half Street and even the trapeze school at the Yards), Ruben says they'd be willing to listen. Maybe the neighborhood could get a putt-putt course or something!
 

WASA Meeting on River Cleanup Efforts; Kojo Audio
* Tomorrow (Oct. 13), WASA is having a public meeting on their $2.1 billion Long-Term Control Plan to handle the pollution and flooding problems from the city's combined sewer system. It's from 6:30 to 8:30 pm at the Southeast Library at 403 Seventh St., SE (directly across from the Eastern Market Metro station.) Here's the meeting flyer. (Thanks to reader S. for passing this along.)
* We had a good session on the Kojo Nnamdi Show today about blogging, development, and transportation in the DC area; they've posted the audio if you want to check it out. It was also great to finally meet David Alpert and Michael Perkins after years of only "knowing" them electronically. And Kojo may have given JDLand a new tagline--"Jacqueline Dupree, letting facts get in the way of a good argument."
 

JD (and GGW) on Kojo Nnamdi Show on Monday
Just a heads up for folks who will still be in town on Monday (a holiday for SOME people) that I'm going to be on the Kojo Nnamdi Show (WAMU 88.5 FM) from noon to 1 pm, talking about development, transportation, and the blogging thereof, alongside David Alpert of Greater Greater Washington and Michael Perkins of infosnack.org (and GGW, too). Call in or e-mail your questions! If you can't catch the broadcast live, it should be posted online afterwards. (Here's the link to the specific page about the segment.)
Kojo's doing a series of roundtables with local bloggers, including this one in June with Prince of Petworth, Frozen Tropics, and others, and in August with three Ward 8 bloggers.
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Nine Foreclosed Lots Net $2.46M; Weekend Green Line Closures; Ballpark Rules Fundraising Roost
* The nine lots on Potomac Avenue, Ninth Street, and L Street formerly owned by ICP Partners were sold at auction on Tuesday; according to the auctioneer's web site, they went for $2.461 million. (The defaulted loan was for about $2.3 million.) I don't know yet who the buyer was. ICP still owns the gray building at Eighth and Potomac that houses the Quizno's.
* Metro is doing a ton of work this holiday weekend, which includes the closing of the Waterfront and Archives stations on the Green Line. Tommy Wells's blog has the memo that spells out what this means for Green Line riders. The short version? Walk to Capitol South! (UPDATE: The WMATA version of the memo also has a nice graphic.)
* Nationals Park beats out FedEx Field and the Verizon Center as the top location for political fundraising events, says The Hill.
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More posts: 816-20 Potomac
 

Velocity Says Restaurant Opening 'This Fall'
From the new "Velocity Voice" newsletter that a reader was nice enough to pass along, a blurb that says "Justin's Cafe" in the ground floor of Velocity (at First and L) will open "this fall." The menu will feature "fresh salads, sandwiches and wood oven baked pizzas," and there will be a full bar. Earlier this year a "late August/September" date had been being given for the restaurant's opening, but clearly that has slipped.
I've been scrounging around for a bit more detail, but don't have much more news. Judging from the city's building permits database, it looks like the restaurant's construction permit was filed in June but hasn't been approved yet (I'd link to it, but DCRA rebuilt their pending apps database to make any links to inside pages impossible--boo). The city's Alcohol Beverage Regulation Administration site doesn't show any current liquor license for the site, nor does there appear to have been any recent notification to ANC 6D about one, but the ABRA web site isn't always up-to-the-minute accurate; I've got a question into them about any pending license. (I'll update when/if I hear back.) UPDATE: ABRA doesn't have any liquor license already on file, and no new application has been filed yet. Doesn't mean that one isn't coming, of course, just that it hasn't happened yet.
 

Additional Capper Funding in the Works
On the heels of the $9.5 million grant received from HUD last week to help kick-start the second phase of Capitol Quarter townhouses, the DC Housing Authority and the city are working on a plan to to help pay more of the start-up costs associated with phase 3 of the redevelopment of Capper/Carrollsburg, in which four mixed-income apartment buildings will someday be constructed on blocks surrounding Canal Park. (See my Capper map for details and locations of these various phases.)
This infrastructure work would be some as-yet-undetermined combination of underground work on the Second Street blocks, the relocation of the DPW operations at New Jersey and K and demolition of that block, and the construction of I Street between Second and New Jersey. These projects were originally expected to be funded by the sale of unrated municipal bonds, but the current Economic Difficulties have made those sorts of bonds all but extinct, and additional attempts to secure loans from banks for the money have been fruitless as well.
Now, a bill is expected to be introduced at Tuesday's city council session amending the 2006 Capper PILOT law to allow for bonds to be issued, guaranteed by the CFO's office (and thereby able to reflect the city's rating on the bond markets), which would be "supported" by real estate tax revenues being collected from various existing TIF projects in the city. If the expected timeline of council approval is met, the bonds--totalling somewhere in the neighborhood of $28 million--could be issued by the end of 2009.
(But don't look out your window on Jan. 1, 2010 expecting to see the trash transfer station's smokestack being smacked by a wrecking ball--they still have to find somewhere for the DPW operations to relocate to, which I'm guessing is more difficult than finding somewhere to move a bunch of schoolbuses, and everyone knows how long that took.)
The proceeds won't all be used for construction, since there are loans to be repaid and other high-finance maneuvers that are well above my level of understanding. But this influx of funding, along with the HUD grant, would give Capper's redevelopment a push forward at a time when few projects are seeing any sort of progress, and would get the money-hungry city closer to being able to start reeling in the property taxes from all these blocks that aren't currently generating any revenue.
UPDATE: Here's the text of the new bill.
 

Calendar Items (Confirmed, Cancelled, Moved)
A few changes and confirmations to note:
* It appears that the foreclosure auction of nine lots along Potomac Avenue and Ninth Street is going forward, scheduled for 12:15 pm tomorrow (Tuesday, Oct. 6) at the Alex Cooper offices.
* From The BID: "Due to lowering fall temperatures, the BID has decided to cancel the rescheduled outdoor showing of Star Wars this Thursday, October 8th."
* And the Lower Eighth Street Visioning Community Input meetings originally scheduled for Oct. 7 have been moved to Oct. 20, at 8:30 am and 7 pm.
These items and more appear on my Events Calendar....
 

Construction Starting Again at 1015 Half
I'm hearing that the Douglas Wilson Companies--a San Diego developer specializing in "distressed properties and crisis management" that was appointed in late July as receiver for both 1015 Half Street and 100 M--is getting construction moving again at 1015 Half (along with "aggressively" marketing and leasing of the building). Also, a "disposition strategy" for 100 M is expected to be in place later this month. This appears to be Wilson's first foray into the DC market, though the company also has branches in Atlanta, Las Vegas, Miami, Orlando, and San Francisco. This San Diego Business Journal profile of Wilson and his company gives a bit more info not only on the organization but on the role of a receiver in dealing with distressed properties. The two buildings hit the skids when Opus East collapsed and liquidated.
UPDATE: Here's the press release.
 

Canal Park Needing More Funds?
From this Examiner story about today's various National Capital Planning Commission actions, news that not only did the commission (as expected) give approval to the conceptual designs for Canal Park, but that the park's development association is needing more money to complete the project: "But designs have already surpassed the $13.5 million grant the CPDA received from the D.C. Office of the Deputy Mayor for Planning and Economic Development. [CPDA executive director Chris] Van Arsdale estimates an $18 million total cost based on the design approved by NCPC, which includes a large playing field, a rain garden and a plaza that would accommodate in-ground water fountains in the summer and an ice rink in the winter. Van Arsdale said CPDA was trying to use new market tax credits through the Treasury Department to raise the millions still needed for the project."
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More posts: Canal Park
 

Closed Exxons at South Cap/I and 11th/M Demolished
On Tuesday reader F. reported that the long-dormant Exxon at South Capitol and I was being demolished; and today neighboring blogger DG_Rad has Tweeted that the not-quite-as-long-dormant Exxon at 11th and M is being torn down today. There's been no big movements that I've heard for either of these lots, both of which were "sold" by the main ExxonMobil Corporation to its nonprofit ExxonMobil Foundation. Perhaps the city's recent blighted property tax doings spurred the demos?
For those of you who haven't been around for the long haul, let's revisit the tale of when the South Capitol Exxon went out of business:

[Here's the] link to a DOJ press release [now dead, alas] from January detailing that the Exxon's owner pleaded guilty "to fraudulently double-billing government contractors more than $120,000. [Mahmud] Rashid, 46, of Raleigh Lane, Stafford, Virginia, entered a plea of guilty yesterday in United States District Court to one count of wire fraud. According to the terms of the plea agreement, Rashid could be sentenced to between 12 to 18 months of incarceration when he is sentenced before the Honorable Richard J. Leon on June 2, 2006."

 

NCPC Comments Favorably on New Canal Park Design
I'm racing out the door, so here's nothing more than a quick link to the National Capital Planning Commission's staff document on the new Canal Park concept design in advance of the commission's meeting on Thursday, in which a "favorable comment" is recommended. It also "[c]ommends the applicant on a revised concept that is both simple in its design, and high-performing in the range of amenities it will provide to the surrounding community. The revised concept incorporates simple park amenities such as an abundance of flexible open space, plentiful seating, and interactive water features to ensure that the park can be enjoyed by a variety of users."
It's a 14-page document with scads of renderings and details about the plans for the park, including the many low-impact design features. The NCPC does have some questions that it requests be addressed when the design comes back to the commission at the preliminary design stage, which you can see on page 2. It also says that the construction start date for the park is still expected to be March 2010, with a one-year timeline for completion.
How do all these new details on the design strike everyone? Post your thoughts in the comments.
(And check out the NCPC's overhauled web site!)
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More posts: Canal Park
 

Photos from a Breezy Fall Evening Along the River
There's nothing like the light you get from late afternoon through twilight on a clear crisp day in September, and I was lucky enough to be able to wander around for a few hours and take some photos. They're mostly of Diamond Teague Park, the ballpark, and various views along the Anacostia (including the arrival of the water taxi from Alexandria). Not much rhyme or reason to them, but they are photos I've been meaning to take for a long time, and maybe you might enjoy them, too. (I need a little more time to get them onto my Teague page.)
 

Roundup of Recent Little Items
Some recently Tweeted tidbits, and a few other morsels:
* Cornercopia is now open on Sundays from 10 am to 6 pm, according to a Tweet from Albert today.
* It's the last homestand of the 2009 season at the ballpark, with a 7:05 pm start on Tuesday and a 4:35 pm on Wednesday. (Oh--it's the Mets.)
* There's going to be a big Halloween shindig at the Bullpen on Oct. 31 from 9 pm to 1 am; three bands, a DJ, and costumes required.
* Velocity Condos is having its "Grand Opening" event on Oct. 3 and 4. Settlements on units in the building were supposed to begin on Sept. 21, but I haven't heard whether they have indeed started.
* WAMU did a brief report this morning on the BID's work (via events like the recent picnic and walking tour) to drum up interest in the neighborhood, especially to show retailers that there's a customer base. "Some 2,100 people live in the redevelopment zone, but McManus says more 'urban pioneers' need to arrive before retailers can move in."
* A group of owners, merchants, and residents working on ideas to perk up the southern end of Eighth Street (south of the freeway) now have a blog. There are apparently going to be a series of public meetings as part of the "visioning process," on Oct. 20, Nov. 17, Dec. 15, and Jan. 19, at 8:30 am and 7 pm. Their aim is to "attempt to gain consensus on a vision for the area and to address issues of height, density, mix of uses, parking and access, as well as what should be the character of a redesigned Virginia Avenue Park as an amenity or community benefit for the Capitol Riverfront neighborhood and Capitol Hill. If consensus can be reached on the vision, it could serve as the basis for asking the Office of Planning to develop a small area neighborhood plan that could then be used as justification for any agreed upon zoning or density changes."
* The Examiner reported last week that CSX is proposing to expand the amount of freight it moves through DC, which would require the expansion of the Virginia Avenue tunnel, the New Jersey Avenue overpass, and other locations to allow for double-height rail cars. The plan is supported by the National Capital Regional Transportation Planning Board and by DDOT.
 
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