February 18, 2012 · 2:10 pm

How The Hine Project Has Changed Since The Plan Was Selected by The DC Deputy Mayor’s Office

How The Hine Project Has Changed Since The Plan Was Selected by The DC Deputy Mayor’s Office

by Larry Janezich

Last Monday, the Zoming Commission voted unanimously to “set down” or recommend that Stanton/Eastbanc’s request for a Hine site zoning change – its Planned Unit Development (PUD) application – be afforded a final hearing before the Commission in no fewer than 60 days.  Actually, it is more likely to occur in the next 90 or even 120 days.

The PUD process affords the community an opportunity to raise concerns and provides a process for improving the project in terms of its impact on the community.  Part of this process involves benefits and amenities and mitigations provided by the developer.

ANC6B has appointed a Subcommittee comprised of certain commissioners and resident members to analyze the PUD process and to come up with a list of amenities and mitigations and to negotiate with the developer on behalf of the community to achieve desired results.

Some of the major concerns of the community include its height and mass and how much the development has changed since the bid for development was awarded to Stanton/Eastbanc by the Deputy Mayor’s Office for Planning and Economic Development.  The following chart, created for the ANC Subcommittee by former ANC6B Commissioner Ken Jarboe reflects how the project has changed over time.

Best and Final Offer     HPRB Submission    PUD Submission     Term Sheet                        3/1/09                             2/25/11                     11/23/11

Sq. Feet     401,648                          427,530                        464,278                    405,793

Retail          48,285                             45,530                              46,699                      49,200

Office           213,197                           151,350                                163,392               211,999

Residential   140,166                           230,650                            254,187              144,594

No. of Units        150                                   168                                      158                      132

Parking Spaces   391                                   270                                      260                      201

(The figures under “term sheet” reflect what the developer agreed to provide after being awarded the bid by the city.)

Among the changes Jarboe selected for emphasis in a report to the Subcommittee were the following:

Changed shape of the public space from a plaza mid-C Street to a setback of the residential building at the corner of 7th and C Streets, and access to the interior courtyard (originally accessible to the public it is now reserved for residents and occupants of the building);

Increased height of the 8th and D Street residential building;

Added a 7th story (ten feet) to the commercial building at Pennsylvania Avenue and 7th Street;

Added a 5th story (eleven feet) to the residential building at 7th and C Streets;

Removal from the project of participation by the Shakespeare Theater;

Decrease in parking spaces from 391 to 260.

The height and mass of the project are controversial, with many in the community convinced that the development will dwarf and dominate the historic Eastern Market and ultimately work to the disadvantage of the small independent retailers on 7th Street as well as the residences on nearby streets.  Others, some of whom characterize themselves as new-urbanists, support all the density and height the site next to a transportation hub will allow.  Both sides speak from a expectation and perception rather than from any clear ability to visualize the finished project.  That vision will become more clear in mid-March, when the developer will finally produce a three dimensional model of the project extending to one-half block  on each side of the site.  It’s perhaps noteworthy that the developer has resisted pressure to produce the model, relenting only after the Office of Planning urged them to provide one.  Equally noteworthy, the developer elected to present a single graphic of the Hine development in last month’s Hill Rag showing the project from its lowest perspective, minimizing the perception of both its height and mass.

The city, after alreadygranting the developer a one year delay, is pressuring the developer to begin construction as soon as possible.  Some Zoning Commissioners at Monday night’s hearing – as well as the Office of Planning – were skeptical that the project in its current form was ready to move to the final stage.  Despite those reservations and with assurances from the developer that the project will be ready by the time of the final hearing when scheduled, the project has moved to the final stages of approval.

ANC6B’s Subcommittee on the Hine PUD will meet next Thursday, February 23, at 7:00pm in Hill Center to discuss a preliminary list of amenities and mitigations with which to begin negotiations with the developer.  The meeting is open to the public.  The Subcommittee’s website can be found here:  http://hineschoolpud.wordpress.com/

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February 13, 2012 · 10:20 pm

Zoning Commission Approves Hine Project for Final Hearing on Zoning Change – Decision on Zoning Likely in May or June

Zoning Commission Approves Hine Project for Final Hearing on Zoning Change – Decision on Zoning Likely in May or June

by Larry Janezich

The five member DC Zoning Commission (ZC) voted unanimously tonight to approve (or “set down” for a final hearing) Stanton/Eastbanc’s request for a zoning change for the Hine site that would permit greater height and density for the project.  That hearing before the ZC could occur in 60 days, but is more likely to happen in May or June.  The decision on a final date will depend on how soon Stanton/Eastbanc is able to resolve the outstanding issues that arose from the current and earlier reviews, including the residual and as yet unaddressed concerns from the Historic Preservation Review Board.

Today, five ANC6B Commissioner’s sent a letter to the Office of Planning (OP), saying it had not been clear to ANC6B that once the ZC set down the request for a final hearing, changes to Stanton Eastbanc’s proposed new zoning (C-2-B, a business/retail multi-use classification) would no longer be possible.

OP’s representative, Jennifer Steingasser, who presented OP’s set down recommendation to the Commission, noted that the letter stated that it did not represent the official position of ANC6B.  Steingasser appeared to interpret the letter as a request for a delay in tonight’s hearing, likely because the only way to address the issue raised would be a delay.  She said that OP felt they could not withdraw the request at the last moment.

Pressed by ZC Chair Anthony Hood whether the request for a delay would have been granted if it had come earlier, the OP representative said “it probably would not have, based on the issues raised in the letter.”

Zoning Commissioner Peter May noted there are a lot of unusual things about the project, and cited the reopening of C Street, relief from the restriction on mechanical penthouse height, below grade retail, and a list of items OP has specifically said need to be addressed.   May said that the whole project “feels unsettled to me” and asked Steingasser why OP felt it was ready to recommend a set down rather than wait a month or two.

Steingasser said she did not disagree but said that the project is being driven by specific markers in the timeline set by the City Council, and that the developers don’t want to go back to the city Council for an extension.  Stanton/Eastbanc has already been granted a one year extension by the Council.  Steingasser went on to say that OP has had an “animated discussion with the developer” and received assurances that the outstanding issues will have been resolved by the date of the final hearing.

Issues which seemed to be of most concern to Zoning Commissioners included massing and height of the building on 7th Street and the retail plan.  There was a consensus that a better retail plan was needed; the proposed possible below-grade retail for the project was regarded with skepticism by more than one commissioner, with some saying they had not seen it work well elsewhere and those who had attempted it were forced to return to the Zoning Commission and seek new classification.

Parking for the project was also a concern, with Zoning Commissioner Marcie Cohen wondering why “all those parking spaces were needed in a project so close to Metro and bus lines.”  May  asked whether OP had determined the eligibility of residents for residential parking permit, noting parking issues in the neighborhood.  Steingasser said the office would consult with DDOT on the issue, and Chair Hood noted that DDOT has changed position on this a number of times and that with a new DDOT in place the policy needed to be clarified.

A majority of the Commission seemed to feel that they needed to better understand the context of the building within the neighborhood.  Other specific concerns included the concentration of the affordable housing in one building, and the management of curb-side loading for retail.

Neither the developers nor the community participated in the set-down hearing.  Once the final hearing is scheduled, members of the public and affected community groups can appear before the Commission to testify.

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February 12, 2012 · 11:00 pm

The Week Ahead…..

The Week Ahead…..

 by Larry Janezich

 Monday, February 13

The Zoning Commission will hold the first of two hearings at 6:30pm.  This will be a conversation between the developer, Stanton/Eastbanc, and the Commission; the public will not be permitted to participate.  The public will participate at the second and final hearing which is likely to occur in May or June.  Both hearings will be held at the Zoning Commission at 441 4th Street NW, in Room 220 South.

Tuesday, February 14

ANC6B meets at 7:00pm, The Hill Center.

Watch for:

Compromise on Sun Trust Rock ‘n Roll USA Marathon proposal to ban parking on East Capitol between 3rd Street and 11th Street from Saturday night March 16 until mid-day Sunday March 17 to accommodate the 21,000 runners in the run.

Report on Hine School PUD Subcommittee report including reports on the meetings of its working groups (retail, public space, transportation, design, and budget & amenities) with Stanton/Eastbanc. 

 Resolution regarding rules for activities in Eastern Market’s North Hall.

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February 11, 2012 · 9:45 pm

DC Office of Planning Offers Scant Criticism of Hine Development – Initial “Set Down Report” Downplays Community’s Concerns

DC Office of Planning Offers Scant Criticism of Hine Development – Initial “Set Down Report” Downplays Community’s Concerns                

by Larry Janezich

The Office of Planning (OP) has issued its “Set Down Report” on the Hine Planned Unit Development (PUD) project, recommending that the Zoning Commission proceed to a public hearing to begin the process for final approval of Hine developer’s request for a zoning change to permit greater height and density for the project.   The earliest that final Zoning Commission hearing could happen would be in April, but a May or even a June date is more likely.

The Planned Unit Development (PUD) process is designed to encourage high quality development that provides public benefits when development requires zoning changes.  Generally, in exchange for the zoning changes which permit greater height and density, the process requires that a development’s impact on the surrounding area be “either favorable, capable of being mitigated, or acceptable given the quality of public benefits in the project.”  

Occasionally a Set Down Report takes issue with a development, recommending changes to the proposal before the Zoning Commission proceeds any further with the case.  Yet, in the case of Hine, OP did not quarrel with the density of either the residential or the commercial building, which it deemed “moderate.”  Nor does it take issue with the maximum building heights – 54 feet for the 8th Street residential, 64 feet at 8th and D, 88 feet for the 7th and PA office building – down to 51 feet nearer C Street, and 74 feet for the residential building at 7th and C, diagonally across from Eastern Market.  Likewise the report raised no issue with the 47 foot maximum height of the North Residential building.  As residents have pointed out, the Hine proposal as it currently stands is the largest development to come to any historic district in the DC. 

Thus far in the PUD process, in addition the height and density, residents have expressed concern over aesthetics, parking issues, loss of green space, space for the flea market, ambiguity over the control of C Street, and the prospect of retail development on the here-to-fore exclusively residentially-zoned 8th Street.   

The Zoning Commission will hold the first of two hearings on the PUD process on Monday, February 13, at 6:30pm.  This will be a conversation between the developer, Stanton/Eastbanc, and the Commission; the public will not be permitted to participate.  The public will participate at the second and final hearing which is likely to occur in May or June.  Both hearings will be held at the Zoning Commission at 441 4th Street N.W., Washington, DC 20001 in Room 220 South.

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February 9, 2012 · 6:27 pm

Neighbor Offers Alternate Hine Concept

Neighbor Offers Alternate Hine Concept
 
This is an example of how the Hine Junior High School site could be re-developed for the long-term benefit of all.  The important point is that there is no need to sacrifice open public space, natural light or a livable, walkable environment for the sake of higher density.  The attached concept does not exceed four stories in height and it still provides 75% of the floor space of the Stanton/Eastbanc proposal. Commercial and residential uses can be separated without isolating existing residential areas. Barracks Row and Metro Plaza can be creatively linked to the Eastern Market with shaded, commercial arcades along Pennsylvania Avenue, 7th Street and C Street.  The narrow north parcel should remain public space and would provide an adequate area for the weekend Flea Market without additional street closures.  Alleys should be included in the site to provide better traffic flow and alternative access. If community leaders and developers are willing to be creative and open-minded, there are better solutions that can satisfy the needs and desires of everyone. Please give this your consideration and support.
 

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February 7, 2012 · 2:32 pm

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

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 8th Street.

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February 7, 2012 · 2:01 pm

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

 

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 7th 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.

 

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February 5, 2012 · 8:39 pm

The Week Ahead…

The Week Ahead…

by Larry Janezich

Monday, February 6

6:30pm CHRS Historic Preservation Committee meets at 420 10th 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 7th 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 7th 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.

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February 2, 2012 · 10:41 am

IMA Pizza Backs Away From Barracks Row

IMA Pizza Backs Away From Barracks Row

by Larry Janezich

IMA Pizza will not open its quick casual pizza restaurant at 415 8th Street, SE as planned.  In a letter to the many community entities involved in bringing the new business to Barracks Row, Streetsense – the building owner- says “the combination of the unusually lengthy Special Exception process and the multiple demands and constraints imposed” on the proposed business’ owner, Steve Salis, were responsible for the decision.  Salis is now said to be concentrating his efforts on another market within the city. 

The Special Exception process refers to an exception from the zoning regulations for Barracks Row which bans fast food restaurants.  Getting an exception requires any new fast food restaurant to meet more than a dozen criteria and it appeared that IMA Pizza was well on its way to achieving that, having already gotten the approval of the Capitol Hill Restoration Society.  The application for the exception was scheduled to come before ANC6B’s Planning and Zoning Committee on February 7.  In addition, there seemed to be wide spread support for the restaurant in the community. 

All this raises the issue of whether the special exception issue was the determining factor in the decision.  Salis, did not respond to a request for comment.   (Ed. note:  Salis subsequently did comment, as follows:   “It really came down to the timing of everything. I was hoping for a spring launch when this all started, but realizing this was not feasible due to a handful of things that have been out of my control I had to pursue other opportunities in order to meet my spring delivery goals. 

The neighborhood and the community has been fantastic and I have really enjoyed interacting with everybody. If this location or another location becomes a viable opportunity for me to pursue in the future, I would do so in open arms. I will keep you posted with the details behind my store opening early this spring.”)

Obviously unhappy at the turn of events, the Streetsense letter goes on to say their goal is to lease the space to a user that will activate and enhance the 400 block of 8th Street, SE, but notes that  the “process to do so has been extremely challenging.”  The letter closes with an expression of concern that financial pressure on the project – which will be ready to lease by the end of March – “may require us to depart from the original goal.”

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February 1, 2012 · 12:58 pm

Crepes on the Corner in Hill East Opens Today

 

 

 

 

 

 

Crepes on the Corner in Hill East Opens Today

by Larry Janezich

The long awaited opening of Crepes at the Corner (of 15th 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.

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