Author Archives: ljjanezich

A look at the rise of the Hine development from Eastern Market Manager’s Office

Whither Eastern Market?  – City Funds 5 Year Plan and Management Assessment

Move Prompted by Increased Competition

By Larry Janezich

Eastern Market is about to get a lot more competition.  In late 2017, Trader Joe’s – with customer parking – will open up in the Hine project.  This in addition to a new Whole Foods at 600 H Street, NE, opening in late 2016 and another Whole Foods at 800 New Jersey Avenue, SE, opening in 2017 – both with parking.  In addition, the Stanton Eastbanc merchandising and leasing strategy for the Hine project envisions “specialty culinary food purveyors such as a wine and cheese shop, spice shops, chocolates, specialty teas and coffees, and New York deli type retailers.…”  Union Market, with its plentiful parking, numerous specialty food shops and cafes already attracts Capitol Hill customers.

For months, the Eastern Market Community Advisory Committee (EMCAC) has been trying to figure out how to expand the Eastern Market brand to benefit not only the market but also the broader immediate commercial community.  The plan has been pushed by Chuck Burger, on behalf of the brick and mortar retailers on 7^th Street, Pennsylvania Avenue, and Barracks Row.  Burger sits on EMCAC as a representative of CHAMPS – the Capitol Hill version of the Chamber of Commerce.

About a year ago, EMCAC Chair Donna Sheeder went to Eastern Market’s owner – the DC Department of General Services (DGS) – to seek the city’s assistance.   She found a champion in Forest Hayes, the associate director of DGS who offered to provide funds for a study by an outside contractor that would include:

1. A comprehensive building assessment to determine what capital improvements are necessary;
2. Ideas on how to better market the North Hall;
3. Ways to improve the weekday and weekend outdoor Farmers Markets;
4. An examination of the Eastern Market Management structure;
5. Consideration of legislation to allow funds received from market operation to accumulate for the benefit of the Market, rather than being captured by the city and used for other purposes.

Hayes’ proposal for moving the process forward has been controversial.  DGS has unilaterally designated five key stakeholders (DGS, EMCAC, the Deputy Mayor for Economic Development (DMPED), Council Member Charles Allen’s office, and the Brick and Mortar merchants on the 200 and 300 blocks of 7^th Street, SE.  Hayes’ idea is to have a representative from each of these five entities meet to lay out the scope of work for the Request for Proposals (RFP) to solicit potential contractors to do the study.  Once a contractor is selected, he or she would be encouraged to cast a wide net to engage with a much broader stakeholder constituency.  (It is noteworthy that Stanton Development is the largest property owner among the brick and mortar merchants on 7th Street, as well as a minority partner in the Hine development.  It seems a safe bet that Stanton will be represented in any meeting setting the scope of work.)

Hayes’ proposal for moving forward fell short of the expectations of what many on the EMCAC thought was needed.  In a May 26 meeting of EMCAC’s Market Operations Committee called to consider Hayes’ proposal, there was a clear consensus that the stakeholders’ group developing the Scope of Work for the external contractor should be expanded.  Possible additional members suggested include the Chair of EMCAC, representatives from the Farmers Line, Indoor and Outdoor Merchants, and ANC6B.  At its May meeting the Board of Directors of the Capitol Hill Restoration Society agreed that they should be numbered among the stakeholders participating in the initial meeting as well.

Finding consensus on moving the market forward will be difficult, given that the goals of some of the stakeholders are at odds with others.

For example, the inside food merchants and those on the Farmers Line feel that EMCAC and DSG have made Eastern Market a tourist destination, and in the words of Bill Glasgow of Union Meats, “they take up space and don’t buy very much”.  These traditional market merchants feel threatened by the fact they have been operating within the market without leases for some 20 years – for reasons that are unclear.  They are unhappy with the weekend closure of 7^th Street and the subsequent loss of parking, which they say inconveniences their customers and discourages weekend food shopping by those who drive to the market.  These stakeholders feel it will be difficult to design a collaborative sales approach without knowing first what other food retailers end up leasing space in the Hine project.

On the other hand, the outside arts and crafts merchants are happy with making Eastern Market a destination, as is Chuck Burger, who sees a tourist destination as benefiting the brick and mortar shops and restaurants on 7^th Street, Pennsylvania Avenue, and Barracks Row.  Any attempt to reopen 7^th Street to traffic on weekends would work to their disadvantage.

Also, any study of the management of the market will likely revive a plan for a new management structure for Eastern Market.  Former CM Wells introduced legislation for a new market governing structure in 2011, but it died after it ran into opposition from the Mayor’s office.  See here:  http://bit.ly/1U2Lnrh

EMCAC’s Market Operations is preparing a response and recommendations regarding Hayes’ proposal, and EMCAC will consider the report of the Committee at its June 29th meeting.  Rather than provide a forum for a preliminary public discussion of Hayes’ proposal, EMCAC Chair Donna Scheeder cancelled the May 25 EMCAC meeting to give the Market Operations Committee the first crack at hearing from the broader stakeholder community in a smaller venue.

Update:  Burger tells CHC that EMCAC – after hearing rumors of an imminent meeting – wrote Hayes to say ample time is needed for the process to unfold, and that Hayes Hayes concurred.  Sources tell CHC that Hayes is not waiting to hear EMCAC’s response to his proposal and has scheduled a meeting on Thursday, June 9, of the five original stakeholders Hayes called upon to decide the Scope of Work for the RFP soliciting proposals for the Eastern Market study.

517 8th Street – formerly the home of Las Placitas is up for lease

and DC-3 Hot Dogs is closed.

Matchbox Abandons Plan to Expand on Barracks Row & Closes DC-3 Hot Dogs

by Larry Janezich

The “For Lease” sign in the window of the former location of Las Placitas on Barracks Row announced Matchbox’s abandonment of the plan to expand into that space.  Las Placitas  lost their lease in 2015 to make way for the expansion; Matchbox had not only begun renovation of the space, but had applied for a liquor license.  A few steps north on Barracks Row, DC-3 Hot Dogs – also owned by Matchbox – sits empty, having closed a few days ago.  The reason for abandoning its roots on Barracks Row is not clear, but it’s likely related to Matchbox’s aggressive plan to expand nationally.  Matchbox Food Group plans to open 36 new restaurants around the country by 2020, as reported May 29 by Rebecca Cooper of WBJ, here:  http://bit.ly/1TSjVua    Matchbox also own Ted’s Bulletin, and the national expansion includes this restaurant as well.  Matchbox Food Group currently operates six Matchox locations and five Ted’s Bulletins.  Matchbox Food Group did not respond to an email asking for comment.

The result of aborted move is two empty restaurant spaces on Barracks Row and leaves the long time community favorite Las Placitas on the other side of the freeway on lower 8^th Street.  (‘Las Plac’s” fortunes have improved recently with the imminent opening of The Brig bier garden across the street.)

CHC first reported the Matchbox takeover of Las Placitas space in May of 2015, here:  http://bit.ly/1OaWK1g

Update:  This morning, Drew Kim, one of the Matchbox owners gave the following comment regarding DC-3 moving and the Matchbox Capitol Hill expansion:

“DC-3 has landed into the Dulles airport in terminal B.  We are excited about growing DC-3 into airport ventures around the country!  As a long time Cap Hill resident, we loved being able to develop the concept to the needs of the community and our neighbors while preparing it for national expansion. 

We have also decided not to expand the capitol hill matchbox.  Initially, when we heard about the space becoming available, we reacted quickly – maybe a bit too quickly!  And, after review, we felt it was best to focus on the national expansion at Pentagon City and Shortpump Richmond.  Both locations will be opening in Q3.  We are also working closely with the landlord to help find a tenant for the location.

Since 2008, when we opened matchbox on Barracks Row the community has been so supportive and we look forward to a long lasting relationship with our neighbors.  We are continuing to evolve the brand and are looking forward to bringing fresh new ideas to matchbox and Ted’s Bulletin for the barracks row community.”

Hine Project Construction workers warming up. 7:00am, May 27, 2016

The Week Ahead….

by Larry Janezich

Monday, June 6

1. Capitol Hill Restoration Society Historic Preservation Committee meets at 6:30pm, Kirby House, 420 10^th Street, SE.

Tuesday, June 7

1. ANC6B Planning and Zoning Committee meets at 7:00pm at St. Coletta’s, 1901 Independence Avenue, SE.

Among items on the agenda:

Informal presentation of revisions to Frager’s site HP conceptual plans.

120 6th Street, SE, raze of 2-story carriage house and construction of 2-story carriage house.

622-624 North Carolina Avenue, SE, partial in-fill of dogleg and 3rd floor addition.

626 E Street, SE, façade alterations to non-contributing 3-story apartment building:

1237 (Rear) C Street, SE, conversion of alley warehouse into residential housing.

328 D Street, SE, Application for a special exception lot occupancy requirements, side yard requirements, and court requirements to allow construction of a rear addition to an existing one-family dwelling in the CAP/R-4 District.

Bullfrog Bagels, 317 7th Street, SE, sidewalk café.

Letter to DGS supporting removal of a tree outside Congressional Cemetery.

Signature/Bowie Development PUD application.  Insight E Street LLC.

2. ANC6C Parks and Events Committee meets at 7:00pm, Kaiser-Permanente Capitol Hill Medical Center 700 2^nd Street, NE.

Agenda not available at press time

Wednesday, June 8

1. ANC6C meets at 7:00pm at Heritage Foundation, 214 Massachusetts Avenue, NE.

Agenda not available at press time

2. ANC6B Transportation Committee meets at 7:00pm, at Hill Center, 921 Pennsylvania Avenue, SE.

Among items on the draft agenda are the following:

Review of DDOT Pennsylvania Avenue, SE, Street Lighting Improvements (tentative)

DDOT Pennsylvania Avenue, SE, Signal Synchronization (tentative)

Thursday, June 9

1. ANC6A meets at 7:00pm at Miner Elementary School, 601 15th Street, NE.

Items on the agenda include:

Presentation:  Office of Unified Communications (OUC) – Karima Holmes, Director

Stipulated endorsement for a request by Dangerously Delicious Pies to increase its seating from 18 to 36.

Letter asking WMATA to complete the Stadium-Armory segment before the beginning of the next school year.

Letter to DDOT requesting a study at the intersection of 19^th and Benning Road, NE, to be combined with the study of 18^th and Benning Road, NE, and also requesting a pedestrian crosswalk on the west side of 19^th Street crossing Benning Road NE.

ANC 6A write a letter to the BZA in support of the application for a special exception from the use requirements to allow conversion of a two-story, one-family dwelling into a three-unit apartment house in the R-4 District at 1121 G Street, NE, with certain restrictions.

Letter to the BZA in support of the application for a variance from the off-street parking requirements to renovate and expand an existing apartment house at 11 15^th Street, NE, the C-2-A District with certain restrictions.

Letter to the BZA in support of the application for variances from the rear yard requirements, the court requirements, the off-street parking requirements and the HS overlay design and a special exception from the single-enclosure penthouse requirements to renovate an existing structure into an apartment building containing up to eight dwelling units with ground-floor retail at 1111 H Street, NE, with certain restrictions.

Proposed letter to City Administrator Rashad Young requesting issuance of DDOT regulations regarding the implementation of resident-only parking restrictions on our residential streets.

2. ANC6B Alcohol Beverage Licensing Committee meets at 7:00pm, at Hill Center

Among items on the agenda:

Mr. Henry’s, 601 Pennsylvania Avenue, SE, substantial change in hours.

Ambar, 523 8^th Street, SE, Renewal of Class C Restaurant license.

Tortilla Coast, 400 First Street SE, withdrawal of protest/renewal of Class C Restaurant License

Ted’s Bulletin, 505 8^th Street SE, Renewal of Class C Restaurant license.

Matchbox, 517 8^th Street, SE, Renewal of Class C Restaurant license.

DC-3, 423 8^th Street, SE, Renewal of Class C Restaurant license.

La Lomita Dos, 308 Pennsylvania Avenue SE, Renewal of Class C Restaurant license.

National Democratic Club, 30 Ivy Street SE, Renewal of Class C Club license.

The truck with ladders obscures the stop sign on the north side of the 8th and C intersection next to the Hine site. The required flagman is not present.

Staging on 8th Street, SE. One of the two entrances to the Hine site is at 8th and C, on the right in the photo.

View of the Hine construction entrance from the north side of 8th Street, looking south.  Truck on left obscures stop sign.

Hine Neighbors Fault Contractor/City on Construction Traffic-Safety Concerns

Express Worry that Qualifier Puts Community Day Care Benefit at Risk

by Larry Janezich

According to nearby residents of the Hine project, some critical construction traffic and safety provisions – agreed to by developer Stanton Eastbanc (SEB) – are being ignored by the contractor – Clark Construction.  The provisions are detailed in the Construction Management Agreement (CMA) hammered out with SEB by ANC6B and neighbors * most affected by the development.

Those neighbors have been organized as the Citizen’s Advisory Committee (CAC) which meets monthly with the developer and the contractor to discuss construction management issues.  Part of the reason for the unhappiness is that the DC Department of Transportation (DDOT) appears to have given the contractor the benefit of the doubt on construction traffic issues at the expense of the neighborhood.

Moreover, neighbors worry that if the heavily negotiated CMA is not getting due diligence, whether there is a chance that one of the chief community benefits the developer has pledged might be at risk.  (In return for zoning changes to allow greater height and density than city regs would otherwise allow, the developer agreed to provide certain benefits and amenities to the community as compensation, those having been detailed in a Memorandum of Agreement (MOA).)   Both the CMA and the MOA were included in the zoning order by the Zoning Commission as conditions of the zoning change.

Residents say that construction practices have deviated from the agreement in the following ways:

Staging – lining up – of trucks on 8^th Street adjacent to the construction site, not only north of Pennsylvania Avenue, but north of the 8^th and C Streets intersection.   The staging has created a dangerous intersection at 8th and C Streets.  Last week, CHC observed a construction truck which obscured the stop sign on 8^th Street the north side of the C Street intersection, and watched as a light truck headed south blew through the stop and across the pedestrian walk without slowing down.  No contractor flagman was present to direct traffic as required by the CMA.

Construction traffic on C and D Streets near the construction site.

Impeding access to the east-west alley between 7^th and 8^th Streets, on the north side of the site.

Working past 7:00pm and receiving deliveries before 7:00am.

Some of the concerns like blocking the alley and deliveries before 7:00am and working after 7:00pm, are specifically prohibited in the CMA, as well as a violation of city regulations.  Others, such as construction traffic and staging are of equal concern and more irksome owing to what some residents see as the city’s participation in abetting the transgression.  That abetting is made possible by a qualifier inserted into CMA language, i.e., “developers will make commercially reasonable efforts” to keep traffic and staging off streets in question.

With such an assertion, Clark applied for a staging permit for 8^th Street – taking over 25 parking spaces – and was granted one by DDOT.  The problem is, say residents, the contractor asserted that they needed 8^th Street, but offered nothing to prove they looked at alternatives – raising the question of how meaningful an agreement is when compliance depends on a third party.

The permit granted by DDOT allows staging from 7:00am until 3:30pm, but residents say the contractor uses 8^th Street for staging until 7:00pm.

Residents say it takes hours to get somebody from city agencies to respond to complaints and by the time an inspector does arrive, the issue is moot.

Regarding fears that flouting the CMA lays the ground work for disregarding the benefit provisions of the MOA there is the fact that the same qualifying language in the CMA which is causing grief on traffic and staging has been included in the MOA regarding one of the community’s major benefits.

As part of the zoning change process, SEB agreed to include in the Hine project no fewer than 2,400 square feet for a child development center serving no fewer than 24 0-3 year olds.  But, the MOA contains a qualifier:  “SEB will use commercially reasonable efforts to procure a suitable child care development center tenant.  After six months of commercially reasonable marketing efforts marked from the point of substantial building completion, if such tenant is not procured, SEB may market the identified space for another use.”

*ANC6B, Eyes on Hine, Hine School North Neighbors, Eastern Market Metro Community Association, Eastern Market Community Advisory Committee, and Market Row Business Community.

View of part of Eastern Market’s South Hall from Barry Margeson’s Market Manager’s Office

And another.

The Week Ahead….And Two Views of Eastern Market’s South Hall You’ve Never Seen

by Larry Janezich

Monday, May 30

Memorial Day.  No trash or recycling pickup.  Pickups will occur the day following the regular scheduled pickup for the balance of the week.

Tuesday, June 2

ANC6B’s Executive Committee meets at 7:00pm in Hill Center to set the agenda for the June 14 meeting of the full ANC.

Thursday, June 2

Democratic At Large Council Candidates Debate at 6:30pm at Tyler Elementary School, 10^th and G Streets, SE.  Candidates are:  Vincent Orange (incumbent), Robert White, and David Garber.  Denise Rolark-Barnes of The Washington Informer and Mark Seagraves of NBC4 will moderate.

Friday, June 3

1. ANC6B Planning and Zoning PUD Subcommittee meets at 7:00pm at Hill Center to review the PUD process for the Bowies/Signature PUD by Insight Property Group and to consider a draft Memorandum of Understanding.
2. East City Bookshop’ first book talk. Alan Furst, bestselling author of historical spy thrillers, will be interviewed by Talk of the Hill’s Bill Press on Furst’s new novel: A Hero of France.  7:00pm, 645 Pennsylvania Avenue, SE

The New York Times has called Furst “America’s preeminent spy novelist” and his new book, A Hero of France (Random House, May 31, 2016) about the French Resistance, is his first book in a long time set during the war years, rather than the eve of World War II. In A Hero of France, a Resistance leader in Nazi-occupied France attempts to keep the line of escape open.

RSVP: http://hillcenterdc.org/home/programs/2884

Saturday, June 4

Free Dental Screenings, 11:00am – 2:00pm, Liberty Baptist Church, 527 Kentucky Avenue, SE, Pastor Anthony Owens.  Event is being hosted by the American Dental Group, Inc.

The Brig Beer Garden at 8th and L Streets, SE. From outward appearances, the only thing standing in the way of cries of zum Wohl! and Prost! is warmer weather.

The Week Ahead….Eastern Market Committee Drills Down Into New Business Plan

And DC SafetyNet Launches Good Neighbor Campaign

by Larry Janezich

Monday, May 23

CANCELLED ANC6A Community Outreach Committee will meet at 7:00pm at Maury Elementary School, Multi-purpose room, 1250 Constitution Avenue, NE.  (Enter from 13^th Street.)

Among items on the agenda:

Community Presentations:

Events DC

KaBoom Playground (21st/C Streets) Update

Installation of Batting Cages on 19th & C

Community Walk with DDOT, DPW & Events DC to survey parking signage in

residential neighborhoods.

Volunteers Needed for June 6th 5:30pm Anacostia Riverwalk Clean-up

GRID Alternatives: Non-profit Solar Panel Company

Tuesday, May 24

DDOT meeting re 17^th Street, NE & 19^th Street, NE, Redesign.  6:30pm at Rosedale Community Center, 1700 Gales Street, NE.

See 17^th & 19^th Streets Redesign Plans here: http://bit.ly/1NFI365

Thursday, May 26

Eastern Market Community Advisory Committee (EMCAC).  The May meeting of EMCAC has been cancelled.  EMCAC’s Market Operations Committee chaired by Tom Kuchenberg will meet at 6:30pm in the upstairs conference room at Eastern Market.  The purpose of the meeting is to review EMCAC minutes of the presentation of Forest Hayes of the Department of General Services regarding a 5-year business plan for Eastern Market.  EMCAC will consider the report of the Market Operations Committee at its June meeting.

Hayes sent a letter to EMCAC which reads, in part:  “The Department of General Services (DGS) looks forward to working with your Committee, the Office of the Deputy Mayor for Planning and Economic Development, the Office of Councilmember Charles Allen, and the Market Row Association to develop a Scope of Work for an external contractor with expertise in facilitation and planning to engage the public in a series of sessions to:

1. Evaluate present and future opportunities and challenges;
2. Capitalize on these opportunities and identify potential solutions to the challenges;
3. Incorporate the opportunities, challenges, and solutions into a strategy;
4. Prioritize actions to be taken.

The end result of this public engagement process will be a Five-year Plan for Eastern Market that will inform the direction of the Market.”

Ed. Note:  DC SafetyNet launches Kind Cool Connected Campaign (KC3) to promote better relations between neighbors in communities, city wide. 

DC SaftyNet says of the new KC3 campaign: 

“While in the near term we may not be able to cure the cultural, sociological, environmental, or societal issues that underlie our disagreements, today we have the power to lessen their impact.

If we all agree to work together to change one small behavior for the good of our community and each other, we will make a difference. That behavior is the act of pleasantly greeting one another.

Addressing this – and encouraging everyone to greet each other in a friendly way – is a simple beginning that holds the promise of deeper connection, more intimacy, more trust, more of a foundation for addressing the bigger issues that challenge us. This is the vision of KC3.”

For morel, see here: http://bit.ly/1Tp0gHj

810 Potomac Avenue, SE. The Blue Castle is visible at the left.

Map showing location of proposed rehab facility. Courtesy of Google Maps.

Rehab Center Proposes 300 Bed Facility for Lower Barracks Row Neighborhood

Councilmember Charles Allen and ANC6B Voice Strong Opposition

by Larry Janezich

Councilmember Charles Allen’s office has received a letter from Core DC LLC, a resident rehabilitation center, notifying him they had submitted a response to a Bureau of Prisons request for proposals (RFP) for a halfway house with up to 300 beds to be located at 810 Potomac Avenue, SE, a stone’s throw from the “Blue Castle.”

Allen’s response was to write a letter to the Bureau of Prisons expressing his strong opposition to the project.  In part, Allen’s letter reads, “Offender reentry services are of critical importance….However, we must work to strike the right balance between supporting these individuals and finding the appropriate location….The property at 810 Potomac Avenue, SE is not the right site.”

Allen listed a host of reasons for his opposition, citing incompatibility with the neighborhood, proximity to Richard Wright Public Charter School, uncertainty whether the proposed use is allowed under zoning regulations, and lack of support resources including employment, housing, and substance abuse treatment.

Further, Allen wrote, “I have discussed this proposal with the Metropolitan Police Department Commander for this area and share his serious concerns about the potential public safety impact of placing 300 or more returning citizens at this site.”

ANC6B weighed in last Thursday, stating their “unequivocal” opposition by a vote of 8 – 0.  The commission had concerns in addition to those expressed by Allen.

“There are two condo projects underway; one of them at 818 Potomac Avenue, the other a block north (801 Virginia Avenue). These will add about 85 residential units to the area. Soon to be completed is a 190-unit DC Housing Authority mixed income apartment building a block west.”

“A tavern/nightclub that serves the area’s LGBT community is located next door and an open-air beer garden is soon to open a block away. Some leave these establishments inebriated at early hours of the morning, causing disturbances. We are concerned about the addition of the RRC’s residents in this scenario and resulting impact on both populations.”

“In addition, the owner of the building has said that CORE DC does not have site control and is actively negotiating with a major tenant.”

ANC6B Chair Kirsten Oldenburg told CHC, “This is an egregious thing to do to lower 8^th, which is transitioning from being under-developed into a residential neighborhood.”

A representative from Allen’s office expressed frustration at the lack of transparency of the Bureau of Prisons who wouldn’t share what other responses to the RFP they had received or their timeline for making a decision.

A link to the Bureau of Prison’s RFP is here:  http://1.usa.gov/1VeWJKU

Residents in the Capitol Hill Historic District would violate historic preservation regulations if they put windows like these in their homes

The North Building – with most of the affordable units – is scheduled for completion this fall

A long shot of the North Building seen from Pennsylvania Avenue

How Did Stanton/Eastbanc Get Away With Vinyl Windows In the Hine Project?

by Larry Janezich

At the end of an ANC6B meeting last week, ANC6B Chair Kirstin Oldenburg asked rhetorically, “How did they get away with putting vinyl windows in the Historic District?” – expressing surprise it had escaped the attention of “a certain member of the [Historic Preservation Review Board]”.  Another commissioner replied ironically, “Nobody cares.”

Capitol Hill Corner asked Steve Callcott, Deputy Preservation Officer, DC Office of Planning, about the vinyl windows.  Callcott replied:  “the [Historic Preservation Review] Board’s window standards for new construction are somewhat more flexible than they are for historic buildings.  Obviously a lot of design effort was put into all of the new buildings at the site, and I don’t think the compatibility of the proposal would necessarily hinge on the material of the windows.”  Asked to react to his opinion, ANC6B Commissioner Diane Hoskins in whose district the project lies said: “That’s such BS.  Residential neighbors are held to a higher standard, and it’s just not fair.”

Vinyl windows are being installed in the Hine project’s North Building, which contains most of the project’s affordable/workforce housing (34 of 46 units).   Mayor Muriel Bowser publicly expressed her disapproval of the segregation of these units in a separate building, but approved the project despite her reservations.

Buwa Binitie of Dantes Partners – who managed the Hine project’s affordable housing component – said that the reason for the segregation was that it was not feasible to combine low-income housing tax credit (LIHTC) financing with conventional lending, so a stand-alone component with separate LIHTC financing was created.  One of the reasons Stanton Eastbanc was awarded the contract to develop the Hine site was that they proposed providing an amount of affordable housing far in excess of what was (then) required.  (Under today’s regulations, Stanton Eastbanc would fall short of the requirement for affordable housing in a project developed on public land).

As previously reported here on CHC, the separation of all LIHTC units into a distinct building and legal property allowed the project to qualify for the tax credits; if considered as one project, the Hine development falls short of LIHTC requirements.

The North Building is being constructed more cheaply – primarily of wood according to Type III Construction standards.  Hence the vinyl windows.  You won’t find vinyl window in the South Building built with conventional financing and constructed of steel according to Type I Construction standards.  According to the National Fire Protection Association, structures are divided into five construction types for the purposes of firefighting, and are listed from least combustible (Type I – high rises) to most combustible (Type V – most recent single-family homes).  Most city rowhouses are Type III.

The lower-grade building materials used for the stand-alone LIHTC building underscores the objections raised by many residents to segregating the majority of units in the first place.

Regarding distribution of affordable housing throughout the project, as mentioned before, 34 affordable units will be in the North Building.  Half (17) of the affordable units in the North Building will be reserved for seniors at least 55 years old; two of these units will be for seniors with incomes at or below 30% of the Area Median Income (AMI) and 15 will be reserved for seniors with incomes at or below 60% of the AMI.  (DC uses an AMI of $107,500, a figure inflated by including surrounding wealthy counties in its calculation.  Actual median income from just the District is closer to $60,000.)

Three of the 17 non-senior units will be reserved for households earning less than 30% of the AMI and 14 units are reserved for households earning less than 60% of the AMI.

With respect to layout, retail space for the North Building will be located on the first floor and in the basement.  The building will be four stories, and step down to three stories on 7th and 8th Streets.  Except for two units facing 8th Street, the residences will be located on the second, third and fourth floors.  Entrances to the retail will be on 7th Street and on the newly re-opened C Street between 7th and 8th Streets.  Entrances to the residential units and the main lobby will be on 8th Street and C Street.  Developers expect to complete construction on the North Building this fall.

Eastbanc principal Anthony Lanier did not respond to a request for comment on this posting.

For more on affordable housing see CHC post here:  Understanding “Affordable” Housing: the Cases of Hine and the Boys and Girls Club http://bit.ly/1Vb36is

The downstairs reading nook at East City Book Shop

East City Book Shop, 645 Pennsylvania Avenue, SE. An locally owned independent book shop

The Week Ahead….

by Larry Janezich

Monday, May 16

1. ANC6A Transportation and Public Space Committee meets at 7:00pm at Capitol Hill Towers, 900 G Street, NE.

Among items on the agenda:

Councilmember Allen’s request to WMATA to adjust Metro closure

Request for traffic study at 19th Street and Benning Road, NE

Tuesday, May 17

1. ANC6A Alcoholic Beverage Licensing Committee meets at 7:00pm, Sherwood Recreation Center, 640 10th Street, NE.

Among items on the agenda:

Alcohol beverage license renewals for:

Atlas Performing Arts Center, 1333 H Street, NE

Granville Moore’s, 1238 H Street, NE

Imm on H, 1360 H Street, NE

Maketto, 1351 H Street, NE

RedRocks, 1348 H Street, NE

Sally’s Middle Name, 1320 H Street, NE

H & Pizza, 1118 H Street, NE

Smith Commons, 1245 H Street, NE

2. Capitol Hill Restoration Society Board of Directors meets at 6:30pm, Capitol Hill Townhomes, 750 6^th Street, SE.

Among items on the agenda:

Report on 2016 House Tour

Wednesday, May 18

1. ANC6A Economic Development and Zoning Committee meets at 7:00pm, Sherwood Recreation Center, 640 10^th Street, NE.

Among items on the agenda:

1121 G Street, NE – Application for a special exception from the use requirements to convert a two-story, one-family dwelling into a three-unit apartment house in the R-4 District.

11 15th Street, NE – Application of Lock7 Development, LLC, for a variance from the off-street parking requirements under to renovate and expand an existing apartment house in the C-2-A District.

1111 H Street – Application for variances from the rear yard requirements under and a special exception from the single-enclosure penthouse requirements to renovate an existing structure into an apartment building containing up to eight dwelling units with ground-floor retail in the HS-R/C- 2-C District.

814 H Street, NE – Application, for a special exception from the fast food establishments requirements allow the operation of a new fast food establishment in the C-2-A District.

2. PSA 106 meets at 7:00pm, 200 Eye Street, SE, first floow. (ID required for entrance)

Agenda not available at press time.

3. Hillary for America is opens office at 1227 Pennsylvania Avenue, SE with Mayor Muriel Bowser, 5:00pm – 7:00pm, 1227 Pennsylvania Avenue, SE.  RSVP (click link): https://www.hillaryclinton.com/events/view/NVSB2WIMONF3ZIRQ/

Thursday, May 19

1. PSA 108 meets at 7:00pm, Liberty Baptist Church, 527 Kentucky Avenue, SE

Agenda not available at press time.

Saturday, May 21

1. Sherwood Neighborhood Volunteers (SNV) Spring Cleanup, 12:00noon, Sherwood Recreation Center Park, 640 10th Street, NE. Join SNV for our annual spring gathering and help beautify the park.