Officially, "The purpose of the study is to develop a premium transit system that improves transportation capacity, connectivity, mobility, and safety."

This is an off-shoot of the first M Street SE/SW study from 2011 and 2012 as well as the subsequent Special Events transportation study that was completed earlier this year. In other words, the study after the study after the study.

The meeting will be held at at Van Ness Elementary at 4 pm (! - I asked if that was a typo, and was told no). DDOT's announcement of the meeting says that "the public will be provided an opportunity to discuss the transportation issues and potential solutions that will be addressed in the study."

The early questions from the commission centered mainly around Peter May's contention that granting this density--which the applicants refer to as an additional 1.0 FAR but which May was happy to always refer to as "264,000 square feet"--was akin to "incentivizing something that's going to get built anyway." May expressed that the additional height and additional density were "perfectly appropriate" but that he was "not seeing the greater good that comes out of this," i.e., what Forest City would be providing in return.

Initially May zeroed in on proposed language he felt was too weak, that the eventual review of any building proposed along the Yards West M Street frontage would ensure that its design and site plan would "facilitate the provision of a public entrance to the Navv Yard Metrorail Station" on the southwest corner of New Jersey and M. (He also mentioned as an aside concerns he said he had heard recently that the explosion in residential development in the neighborhood instead of office projects was restricting the amount of available evening and weekend garage parking for stadium events.)

But then ANC 6D chair Roger Moffatt testified, noting that while the ANC voted 6-0 to support Forest City's request, it did so while strongly encouraging the Zoning Commission "to require units have more than two bedrooms as a condition of this added height and density." He continued: "ANC 6D supports growing DC into a larger population, but we don't want to exclude families who have children from being able to live in our section of the District. We believe this is an issue whose time has come and we hope that Zoning will take a step in the right direction here tonight."

A light bulb then seemed to go on, with each commissioner supporting May's request that Forest City work with the Office of Planning and the Office of the Attorney General to come up with stronger language not only on the Metro issue but on a "greater mix." Marcie Cohen spoke of families being pushed out of the city, and that Forest City needs to offer "compelling evidence" that there is no market and will be no market for units with more than two bedrooms. Michael Turnbull discussed how if a family has a boy and a girl "you are looking at a three-bedroom unit to make things work" and that "two children is not unreasonable for a lot of families."

While agreeing with the desire to have the language of the proposed text amendments looked at, commissioner Robert Miller did say that the board shouldn't treat lightly that granting the additional density would result in an additional 350 residential units to the area beyond what's already allowed, 70 of which would be affordable housing units, which is "something we need."

Finally, chair Anthony Hood admitted that the commission hasn't concentrated on the issue of units with more than two bedrooms ("I don't call it derelict because I'd call myself derelict"), and that it is something that the board needs to "start looking at this in other projects across the city." However, he seemed a bit skeptical that anything could really come of taking the extra time for the Office of Planning to work on the language in this particular case to achieve that end: "Let's see what happens. Make me wrong."

This case is scheduled to be back in front of the commission in late November.

At 1015 Half Street, the new CBS Radio space along L Street is moving along, with a ticker now hung on the building (below left) and the ground-floor studio space being built out (below right).

There's four holes in the ground in various stages of construction, though alas I missed getting pictures of the Arris apartment building at the Yards, which has reached ground level and so should be starting the showy part of its progress within the next few weeks. The Lofts at Capitol Quarter are about at ground level on the east end of their not-at-all-level footprint at 7th and L (left), while digging down down down continues at 800 New Jersey/Whole Foods (right). (The third one, the new 1111 New Jersey apartment project, isn't all that much of a hole just yet.)

(Speaking of 800 New Jersey, I noticed that the rebuilt-but-not-open H Street has had its asphalt laid and is now a good nine inches or more higher than where it meets 2nd Street. Preparation for that intersection and Virginia Avenue to be bumped up with the construction of the Virginia Avenue Tunnel?)

Getting close to topping out is the Hampton Inn at 1st and N (left). And, apropos of nothing (but needed here for layout purposes), a photo of the signage for the Subway Café at 20 M Street, which sounds to not be too long from opening.

And wrapping up the tour, here are the two buildings nearest to completion, the Parc Riverside at 1st and K (left) and the Park Chelsea on New Jersey Avenue (right), seen from one block to the south because it's So Freaking Big.

Now, everyone chime in and tell me what I missed.

If you want more photos of these projects (and who wouldn't?), just follow the links to the project pages.

The reason he gives for the decision to quit early is that he is moving to Shaw/Logan Circle/U Street, a location that one might note is a handy confluence of two wards (with another close by) in which to continue trying to establish a base for a run for city-wide office, if one were interested in such things. Especially if one had already spent a few years in Ward 8 followed by a few in Ward 6.

But before David skedaddles, he plans to anoint a chosen successor for his ANC seat, which he will be doing on Monday, followed by an event at Willie's on Tuesday where he will "introduce people to the candidate I think will do a great job."

If you haven't checked out the questionnaires I submitted to the three people running to replace David as commissioner for 6D07, here they are.

But a few weeks ago I saw a blurb about Google's My Maps upgrade, now called Maps Engine Lite. You can draw lines and shapes! You can have layers (well, a few of them)! You can have Google as your maps base!

So I went off to play with it, and quickly decided that it could make a likeable enough successor to my original Web 0.1 map.

And now, here it is.

You can also always get to it by clicking on "View Full Map" on the mini-map at the top right of most JDLand pages, or the "Project Directory" link in the black menu bar.

It still isn't quite everything I dreamed of, but at least now you can zoom in, pan around, and filter the display by layers--if you only want to look at completed residential projects, or projects under construction, or projects not yet begun, or some combination thereof, click the little menu icon at top left and make your choices.

It may not be optimal for phones, and so I have to think about that for a while, but the big static list of projects is still available beneath the map if you are a words-and-not-pictures type of information ingestor.

I'll wager that my Parking Lots map will get migrated as well before Opening Day 2015.

And if you have any complaints with how it functions, feel free to let Google know!

OMA/Olin designed a park in "a sloping 'X' shape" over both the river and the banks on its eastern side. Features include a central plaza, a café, boat launches, an amphitheater, and "a series of nets that would allow people to dangle out over the river."

One competition juror described the design thusly: " 'It is at once both a crossing and place. In its purest role it is a hyphen that connects and celebrates the physical and cultural histories of two historic and vibrant Anacostia shoreline communities, while establishing a civic expression of democracy.' "

The Washington Post has a video rendering of the park design, in addition to the many renderings available on the official web site.

As always, however, the looming question remains the full funding of the park's $40 million price tag. As explained by the Post, "The D.C. government has committed to providing $14.5 million of the $25 million construction price tag[.] An additional $15 million would provide operations funding." A capital campaign is underway to fund that $25 million difference. So, needless to say, construction won't be starting next week.

As to whether it *will* open Friday at 5, well, we'll see!

Willie's is located on the west end of the Boilermaker Shops, at 3rd and Tingey streets, SE.

If you want to read about the long road to this point, have at it.

In other food news, TaKorean is now going to be open on Sundays from 11 to 7.

UPDATE: In non-food Boilermaker Shops news, the Yards folks also tweeted that Unleashed by Petco is scheduled to open Nov. 3.

There's been no announcement of construction financing (see update), or any sort of "Hey, we're starting!" missive, but snarky observers can no longer point to the lack of even an initial permit as a signal that the project might be about to get underway. The permit for the actual vertical construction of the building is still in process, however.

UPDATE: From GlobeSt., via a reader, showing that I was off by 24 hours: "MRP Realty and Florida Rock Properties have secured a $65 million construction loan provided by First Niagara's Commercial Real Estate Group for the development of a mixed-used residential building on the Anacostia Waterfront. Yvonne Ulrich, vice president of the Plymouth Meeting, PA-based lending group, managed the transaction for First Niagara."

This construction financing release also says that the apartment building will be called "The Riverfront." And a delivery date of Sept. 2016 is mentioned.

This building will go up at the far eastern end of the site, next to Diamond Teague Park, expanding the existing public plaza and offering some retail there as well. I wrote more about the design back in 2012, though admittedly the final zoning approvals for the project came during my hiatus and so I didn't watch too closely.

When will work start? All together now: We Shall See....

To say this is a long time coming is an understatement -- it was five years ago, in Sept. 2009, when the first official reports of Teeter coming to The Yards surfaced, and even then, I referred to it as "long-rumored." In 2010 the building at 4th and M with the planned grocery store space changed from office to residential.

It was in June 2011 that developer Forest City finally confirmed that the grocery store space in what was now called Twelve12 would in fact be a Harris Teeter. Work on the site began in early 2012, and now, with a little bit of 2014 left, here we are.

Almost.

It seems like the city has been in campaign mode for about 15 months, but we are now down to the final four weeks before the Nov. 4 general election. Which also means that it's the final four weeks before the elections for Advisory Neighborhood Commission 6D.

Near Southeast is covered by two Single Member Districts--6D07 and the South Capitol-spanning 6D02--and so for the third time since I started blogging I sent out questionnaires to the candidates to try to better gauge their positions, their opinions, and their interests.

Meredith Fascett, Josh Hart, and TD Stanger are the three candidates running for the 6D07 seat being vacated by David Garber, while incumbent 6D02 commissioner Stacy Cloyd is running unopposed. All four were generous enough to reply to my multiude of questions.

While we know that I generally frown on political fisticuffs in the comments threads, feel free to mix it up in this one about your preferred (or unpreferred) candidate. Keep it civil and away from personal attacks, though.

If you are new to this whole ANC thing, here's a good explainer from, go figure, anc.dc.gov. (That's also where I pilfered the above clip art from. Couldn't resist.) The short version is that ANCs "ensure input from an advisory board that is made up of the residents of the neighborhoods that are directly affected by government action. The ANCs are the body of government with the closest official ties to the people in a neighborhood."

Also, note that the deadline to register or update one's information for the Nov 4 election is mere minutes away, on Oct 6. You can do it online at www.vote4dc.com.

The pre- and post-game festivities two blocks east of the ballpark have expanded somewhat since the initial announcement a few days ago. This is all free, open to both ticket holders and schlubs, and is the work of the Capitol Riverfront BID:

Saturday, Oct. 4:

It also gets itno how it's now been sold to the MacFarlane/Lynch partnership, even though "Monument wanted to see the project through as well, but had its hands tied by the Lehman estate, which wanted to sell."

You may recognize some of the photos accompanying the piece, and I also cop to being the owner of all of the "swag" displayed in the article, thanks to attending various Monument shindigs over the years, and thanks also to being an unrepentant pack rat. I spent years holding onto t-shirts, brochures, and even trading cards all because "someday someone might want to see them." And that someday is today!

It's a good read, and I'd say that even if I hadn't provided some assistance.

This is the 324-unit apartment building planned for 1111 New Jersey Avenue, where site clearing work has been on-going since the demolition of St. Matthew's church a few weeks back. (So don't feel bad if you thought it already was underway.)

There will be three levels of underground parking, 11,000 square feet of ground-floor retail, and a lineup of amenities that are now more or less standard in new "luxury" developments: a penthouse clubroom/pool/deck, a second clubroom and lounge on the ground floor, a courtyard on the second floor, a fitness center, a pet spa (!), secure bike storage, and private balconies.

The Gallery won't have the Metro station built into its ground floor like, say, 55 M, but there will be a landscaped pedestrian plaza running the 125 feet from the building's front door to the subway entrance at New Jersey and M.

Delivery is expected in the summer of 2016.

This project was a long time in coming, and spent a number of years designed as an office building until the notion to switch to residential began to percolate in 2012.

It now joins the cavalcade of residential projects in the neighborhood, with Twelve12 open, River Parc/Parc Riverside leasing, and the Park Chelsea, Arris, the Lofts at Capitol Quarter, and 800 New Jersey in various stages of construction. That's a smidge over 2,100 new rental units coming from 2014 through 2016.

And who will be next? {eyes glancing furtively toward Florida Rock and 82 I.}

"It is with pride, accomplishment and tears of joy that I can finally announce @VidaFitnessDC Yards opens today at 12noon. "

And now the press release has arrived, saying that VIDA and its Aura Spa and Penthouse Pool Club have indeed officially opened today, with Bang Salon following tomorrow, Oct. 2. (And don't forget Bang's Cut-a-Thon on Sunday for Ovarian Cancer.)

I got my tour before all the equipment was placed, but I'm sure you can poke your head in the front door on Tingey Street and sneak a peek. The Post got a tour as well.

This leaves the Harris Teeter and the not-yet-officially-announced-but-totally-Banfield Pet Hospital as the Twelve12 tenants yet to open. Last word was that Teeter is shooting for an opening in early November.

(Left) The new Parc Riverside signage has been hung along 1st Street by the sales trailer, though at least I have the River Parc signs recorded for posterity.

(Right) There's a bunch of new signage on the black fences along Half and N, presumably to at least in part draw attention away from the big hole in the ground behind them. One portion of the sign is a map of places to see things, eat food, drink beverages, and spend money, placed by the Capitol Riverfront BID. And it helpfully provides confirmation of the Unleashed by Petco coming to the Boilermaker Shops, and lets the cat out of the bag (ahem) that the pet hospital at Twelve12 will be a Banfield.

On Friday, the festivities will be held post-game, where a not-yet-named local band will play on the boardwalk while food trucks and the nearby restaurants will offer eats for your picnicking pleasure. (The start time for Friday's game will not be known until after Wednesday's NL Wild Card game, but it is expected to be either 12:07 pm or 3:07 pm.)

On Saturday, the Natitude will start in Yards Park at 3 pm, "with a pre-game concert by fan favorite Hand Painted Swinger, family-friendly activities such as face painting, and broadcasting from CBS Radio personalities with Nationals-focused commentary and interviews." (And don't forget to walk the Riverwalk to the 1st Base Gate!)

All this is free and open to the public.

UPDATE: Since this just arrived in my inbox, I'll add that the Fairgrounds is offering "viewing parties" for all home playoff games on their 16x16 oudoor big screen, with full audio.

Co-sponsored by ANC 6D, the Navy Yard Neighborhood Association, and the Southwest Neighborhood Assembly, the event is billed as your chance to get answers on the pressing neighborhood issues of the day, such as: "Van Ness School and DCPS boundary realignment issues, how to get our long promised Community Center off the ground, how to improve Metrorail, the Circulator, timing of an M Street streetcar, parking solutions, cleaning up the Anacostia, how to attract more community serving retail, better coordination during major construction projects, pace of development and concentration of new apartment units, CSX, possible big box stores, the $1 billion South Capitol Street and Bridge reconstruction project ... "

The organizers also promise to get you home before the Nats game that night, though I fear that's a political promise that maybe should have been kept in the quiver until the full NLDS schedule is known. (The Redskins game that night doesn't start until 8:30, at least.)

And, speaking of elections, watch this space next week for the now-traditional JDLand ANC Candidate Questionnaires.

Meanwhile, along New Jersey Avenue....

(Left) This isn't my best work, but you can compare the rubble in this photo to the lush grass-covered hill that used to run along New Jersey Avenue between L and M. All this dirt is being moved to build the 324-unit Gallery at Capitol Riverfront residential building, aka 1111 New Jersey Avenue.

(Right) Up in Whole Foods land at 800 New Jersey Avenue, the hole is still being dug. But the new block of H Street between New Jersey and 2nd is looking like a real street, though no doubt it will continue to taunt us by remaining closed throughout the construction of 800 NJ, like its sibling I Street a block to the south has sat unopened, waiting for the Park Chelsea construction to finish.

Next, do you like construction trailers? How about construction trailers on sites where work isn't yet underway?

(Left) Here's the Capper Community Center site at 5th and K, where a ceremonial groundbreaking a few weeks back was not quite enough to jolt the project into action.

(Right) Looking down upon the vast Florida Rock footprint from the ballpark, and noting the new construction trailer visible at the far end. As I mentioned a few days ago, there's not as yet been an announcement of construction financing for the planned first-phase 350-unit apartment building, nor are the initial necessary building permits approved.

The Natitude outside the ballpark had already started ramping up over the past few weeks, as evidenced here, but no doubt there will be much more to come before Friday's opening game of the National League Division Series.

In fact, there's so many fence-related photos of note that I've broken up all this fence news into multiple posts, so that you don't miss a single fence-related factoid.

(All photos can be enlarged by clicking on them)

Next up: Site work that is (and isn't) happening behind neighborhood fences.