Category Archives: Uncategorized

New Details Emerge on IMA Pizza’s Decision to Quit Barracks Row – Decision May Not Be Final

by Larry Janezich

In a letter addressed to organizations and individuals involved in the effort to bring IMA Pizza to the 400 block of Barracks Row, prospective owner Steve Salis shed some light on his decision to forgo opening the pizza outlet at this time, though he held out the prospect that the decision could be revisited in the future. 

The letter, dated February 6, described the economics which drove the decision.  Salis pulled the plug on the project and parted on good terms with building owner Streetsense, after it became clear to him that he could not launch the business according to schedule in spring of this year.  He cited the uncertainty involved in getting an exception to the ban on fast food on Barracks Row and the uncertainty as to when Streetsense could deliver the store space.  Streetsense had asked Salis to “put down a substantial amount of capital as a deposit in order to hold the space.”  He said he found his position untenable being faced with “a bad use of my capital and no guarantees” on how the process would be resolved.

Salis says that he and Streetsense mutually agreed that the best thing to do would be to put the property back on the market while Salis secured a lease in another neighborhood in order to meet his delivery goals.  If the space is still unrented in a few months, Salis said he left the door open for the parties to re-engage in discussion to see if a deal can be worked out.  Salis also said that this arrangement had the advantage of allowing him to work out operational kinks prior to coming to 8^th Street.

ANC6C Commissioner Scott Price Addresses January 26 Community Meeting on Hospital Conversion

Historic Preservation Application for Former Medlink Hospital Conversion Comes Before ANCs Developer Not Yet 100 Percent Committed to the Deal

by Larry Janezich

IBG Partner’s propose converting the southern part of the former Medlink Hospital at 7^th and Constitution Avenue, NE, to some 140 mostly one bedroom or smaller apartments, depending on market demand.  The project will include 80 parking spaces and be conducted under terms of a proposed 75 year lease on the site.  The developer has filed a historic preservation application with the Historic Preservation Review Board (HPRB) which must approve changes to historic buildings in the Historic District.  That application will come before the two affected ANCs for their consideration this week.  The HPRB considers the matter later this month.  The Restoration Society – which has the same right to comment on the application as any other DC citizen – gave a qualified endorsement to the application last month.  Since the site was rezoned to accommodate residential use in 2006, the conversion can take place as a matter or right with no further consideration by DC Zoning Board. 

In two recent community meetings, residents expressed concerns, virtually all of which had more to do with impact of the proposed development on the neighborhood than with historic preservation, and thus outside the purview of the HPRB.  These issues included traffic, trash, parking, apartment size, pedestrian safety, and the rights of the building’s controversial owner, Dr. Shin, to exercise any control over the project.

For its part, the developer assured the community that Shin has no say in the project and that every effort would be taken to preserve and protect the adjacent and historic St. Monica/St. James Episcopal Church.

During the January 26 community meeting, representatives of the developer noted that the size of the apartments will depend on a yet-to-be-conducted market study, and that IBG is not yet 100 percent committed to the project.  At the end of the forthcoming study period the company will have to commit substantial funding to close on the lease.  The first step is to determine what can be done with the site.  According to an IBG representative, “You don’t go to the second level (study period) until we get through the first and that will be with the decision of the HPRB after the February 23 hearing.  Approval will trigger all sorts of studies which will have to get done before closing with the owner.” 

Additional comments by an IBG representative revealed that they will be targeting Station Place employees and that – depending on the demand – the apartments could be larger.  Asked why the units will be apartments rather than condos, the developer’s representative cited the 75 year lease as the reason.  “During the 75 year lease period, IBG can do anything we want within the law – in 75 years, Dr. Shin’s heirs take over the building.”   

Given the lack of controversy on the historic preservation aspects of the development, approval of the application seems to be a foregone conclusion.  ANC6C is scheduled to consider and vote on the application on Wednesday night at its February meeting and ANC6A will consider and vote on the application at its monthly meeting on Thursday.

The Week Ahead…

by Larry Janezich

Monday, February 6

6:30pm CHRS Historic Preservation Committee meets at 420 10^th Street, SE, first floor.

Tuesday, February

7:00pm ANC6B Planning and Zoning Committee meets at St. Coletta’s School, 1901 Independence Avenue, SE.  The Subcommittee will receive a report from the Subcommittee on the Hine PUD Process.

Wednesday, February 8

6:30pm ANC6B Transportation Committee meets at Hill Center.  The Committee will hear a proposal to use the Performance Parking Fund to pay for Garfield Park sidewalk repair.  The Committee will also consider the Hine Transportation Impact Study Draft and a proposed letter to DDOT.  The Hine Transportation study refers to the impact the development will have on traffic, not the impact of the traffic on residents.  But – the Committee is considering the impact of the construction phase of the project on residents, and this will likely be discussed at the meeting. 

7:00pm ANC6C meets to review the IBG plan and perhaps to vote on IBG’s historic preservation application to convent part of the former Medlink Hospital at 7^th and Constitution into 140 rental apartments.  The Commission meets at Heritage Foundation, 214 Massachusetts Avenue, NE.

Thursday, February 9

7:00pm ANC6B ABC Committee meets at Hill Center.  The Committee will consider resolutions of protest for the 7^th and L Street Market, the Pennsylvania Avenue Market at 1501 PA Avenue, and the Southeast Market at 1500 Independence Avenue. 

7:00pm ANC6A meets to review the IBG plan and perhaps to vote on IBG’s historic preservation application to convent part of the former Medlink Hospital at 7th and Constitution into 140 rental apartments.  The Commission meets at Miner Elementary School, 601 15th Street, NE.

CANCELLED  7:30pm CHRS Zoning Committee meets at 420 10th Street, SE, first floor.

Crepes on the Corner in Hill East Opens Today

by Larry Janezich

The long awaited opening of Crepes at the Corner (of 15^th and C, SE) is happening today.  The café is having a soft opening today.  Your hosts, Mark and Vince, say they will have a majority of their dishes on the menu available and that they should be up and running “full speed” by the weekend.

Early Results In From ANC6B Online Hine Development Survey

Twelve Broad Themes Emerge From Early, Initial Online Comments

by Thom and Anna Riehle

At the January 31 Subcommittee meeting at Brent School, partial results were reviewed on just one of the six areas of inquiry in the questionnaire.  About 300 responses are already in on Q.1 (benefits and amenities) from 100 respondents (on average, 3 volunteered responses per completed questionnaire on the question of benefits/amenities).

·      The greatest number of comments focus on providing public green space on the grounds of the development.  Clearly respondents are not persuaded that the drawings they’ve seen so far match what they are looking for when it comes to open space the public can use.

·      Next to the absence of appropriate public green space what matters most to respondents minds the most is retail, the retail mix, and from a few, a focus on nurturing retail establishments currently in the neighborhood.

·      Perhaps surprisingly, the number who mentions retail is nearly matched by the number who says an educational or child-oriented function is required at a site that has been an active DC Public School location since the middle of the Civil War in what remains a child-oriented neighborhood.

·      Those three major concerns – greenspace, retail, and child-oriented or educational functions – will dominate discussion throughout the PUD process.

·      Seven other concerns were mentioned on many questionnaires under the topic of benefits and amenities:  Parking, Height, the Flea Market, Housing, Restaurants, a community center/official office space, and a desire for much better architectural design.  In addition to the three big items listed above, the ANC may be under pressure to win appropriate accommodations on all or most of these seven items.

·      This partial report includes only those who raised issues as possible benefits or amenities the developer ought to provide, the first of six questions on the full questionnaire.  Some issues raised above, such as retail, height, or architectural design, earned fuller and more frequent mention in response to other questions on the survey more directly aimed at those topics.

·      Smaller numbers mentioned special inspirations:  A hotel, a dog run, or the arts.  Proponents of some of these kinds of special amenities may turn out to have many followers.   As well, some responses to this first question on the survey focused on smart growth goals, such as greater density, bike accommodations and other walkability measures.

·      These results are preliminary until more members of the community with an interest in Hine weigh in on the questionnaire website at: 

http://www.surveygizmo.com/s3/774055/Hine-Development-Community-Input-Online-Form

Reduced Height, Open Space, Child Care, Dominate Hine Subcommittee Meeting

by Barbara Riehle

About sixty neighbors met last night at Brent Elementary School with ANC6B’s Hine Subcommittee to hash out what constitutes “benefits and amenities” when it comes to the redevelopment project proposed for the Hine School site. 

After hearing suggestions from Subcommittee members and residents alike, Subcommittee Chairman Ivan Frishberg asked for a show of hands, asking, “If the Commission is able to get the best package of benefits we can which includes everyone’s ideas but the height stays the same, would you support the PUD proposal?”  Four of the sixty people assembled raised their hands.  Most of the remaining fifty plus made clear that the proposed heights are unacceptable no matter how many of the neighbors’ requests wind up in the final benefits and amenities package.  A handful abstained.

Frishberg opened the meeting by calling on Commissioner Dave Garrison to define “benefits and amenities” as well as “mitigation” according to the city zoning regulation. Garrison quoted Section 2403 of the regulations (Title 11, Chapter 24) for these definitions and suggested that reading recent PUD filings could be instructive.  He noted, however, that “these things are all idiosyncratic” and added that in recent decisions public meeting space appears to have become an additional benefit.  (ANC6D may have received office and meeting space through a PUD.)  http://www.dcregs.dc.gov/Gateway/FinalAdoptionHome.aspx?RuleVersionID=3643822  Click on “View Text” near the bottom of the screen to see the regulations Garrison quoted.

Garrison reminded the audience that Stanton-Eastbanc, the city-selected developers for the Hine School site, has claimed reopening C Street, affordable housing, LEED certification, value to the city tax base, flea market space, and support for the comprehensive zoning plan as the benefits and amenities package it is providing to the neighborhood. 

Beginning last Friday, January 27, the Subcommittee made available an online tool for giving input.  So far, the survey garnered 300 responses from about 100 people for Question #1 about benefits and amenities. There seemed to be general agreement among the commissioners that all of the responses will be posted on the subcommittee’s website at a future date. 

The survey remains open until at least February 10, leaving readers about a week to ten days to have their opinions included in the survey.  Click on the following link to enter your opinions: http://www.surveygizmo.com/s3/774055/Hine-Development-Community-Input-Online-Form

Bill Pate, a subcommittee member representing the Hine School North Neighbors (HSNN), did the hard work of capturing and alphabetizing by topic the 19-page list of benefits and amenities suggested so far.  

Then Subcommittee members were asked to enumerate the benefits they seek.

The Stanton Park Neighborhood Association’s voice on EMCAC, Monte Edwards, requested outdoor community meeting space.

At-large subcommittee member Ken Jarboe repeated his call for underground access to Metro from the North side of Pennsylvania Avenue.

EMMCA’s subcommittee rep, Roger Tauss, repeated EMMCA’s long-standing desire to see services to children at that site. “Perhaps,” he said, “a child care center, which is sorely needed in this neighborhood filled with young children, should be included.”

A community meeting room as well as office space for community organizations were Garrison’s suggestions.

Commissioner Brian Pate recited a thorough list including: child-care, improved design at 8^th and D, enough outdoor space for the existing weekend Flea Markets and other issues. 

Steve Sweeney, who represents Eyes on Hine, raised the idea of a mini-museum and electric car charging station. 

Planning and Zoning Committee Chairperson Francis Campbell repeated his long-held call for 24-hour child care and a City Services Center. 

Frishberg weighed in for child care, open community gathering space, 60 percent local retail, an internet hot spot, improved design for 8^th and D, use of geothermal and solar energy.

Finally the floor was opened up to comments from the neighbors.  The first speaker set the tone for what was to come, asking for more open space and decrying the “gated courtyard” proposed for the development.  Person after person repeated support for open space and child care.  Other suggestions included more use of universal access in apartments, including elevators in two-story units.

Repeatedly, neighbors decried the shortcomings of the design to date in terms of aesthetics, compatibility and charm.

MEETING NOTICE:  Date and Location Change

The Sub-committee on the Hine School Development previously scheduled for Thursday, January 26, 2012 has been rescheduled to meet at 7pm on Monday, January 30, 2012.  The meeting will be held at Brent Elementary School, 301 N. Carolina Avenue, SE.  The Sub-committee will be having a preliminary discussion of options for proposed community amenities and benefits that might be provided by the development of the Hine School and as a part of the Zoning Commission’s Planned Unit Development Process.  The Sub-committee will take public comment

The Week Ahead…..

by Larry Janezich

Tuesday, January 24

7:00pm, Hill Center

ANC6B’s Outreach and Constituent Services Committee meets.

Wednesday, January 25

6:30pm, Hill Center

ANC6B’s Bylaws Working Group meets.

Thursday, January 26

7:00pm, Hill Center

The ANC6B’s Subcommittee on the Hine PUD Process Meeting scheduled for this time has been RESCHEDULED.  The meeting will be held at Brent Elementary School, 301 North Carolina Avenue, SE.  The Sub-committee will be having a preliminary discussion of options for proposed community amenities and benefits that might be provided by the development of the Hine School and as a part of the Zoning Commission’s Planned Unit Development Process.  The Sub-committee will take public comment.

Thursday, January 26

7:00pm, Parish of St. Monica and St. James at 222 8^th Street, NE. 

Public meeting the hear presentation by IBG Partners on their plan to to convert part of Specialty Hospital at 700 Constitution, NE into 140 rental units.

Missing Info in Developer’s Request to Change Hine Zoning Slows Process

by Larry Janezich

Missing information in Stanton-Eastbanc-Dante’s Planned Unit Development (PUD) application for a Hine site zoning change has caused concern among ANC6B commissioners following the process.  Raising these concerns with the city’s Office of Planning (OP) has resulted in OP delaying the issuance of the “set down report” necessary for the process to move forward.  The set down report (to the Zoning Commission) is a preliminary assessment on whether the developer is at a stage where the first of two Zoning Commission hearings on the requested change can be scheduled. 

By objecting to the failure of Stanton-Eastbanc-Dante to include the essential traffic, noise, and shadow studies in its PUD application, ANC6B won a delay until February 13 for the set down report, previously scheduled to be filed on January 30.  The “set down hearing” could occur as soon at February 23.  That hearing is open to the public, but only Stanton-Eastbanc-Dante and the Zoning Commission are parties to the hearing.  A second and possibly final hearing will occur no sooner than 60 days later.  The public and other stakeholders do participate in that hearing and are permitted to testify in support or opposition, and in the case of those awarded “party status,” call expert witnesses. 

As readers of this blog know, the PUD process allows a final opportunity for the community to influence the use of the property (read retail or a daycare or educational component), use of public space (read flea market), transportation (read impact on local traffic), construction management (read impact on residents and businesses), design, and benefits and amenities to the community (read city).  The latter includes benefits provided in part for the impact the development will have on the community, and includes benefits provided to the city in exchange for the developer getting a prime piece of commercial property at a bargain rate.  ANC6B’s Subcommittee on the Hine PUD process expects to launch an on-line effort within the next few days to assess community sentiment on these issues.

The Subcommittee has appointed working groups in each of these specified areas to track the developer’s thinking and report back to the Subcommittee which will take those assessments into account in formulating a position for negotiating with the developer on behalf of the community. 

The Subcommittee on the Hine PUD process will next meet at 7:00pm on Thursday, January 26, in Hill Center.