Thursday, October 16, 2014

Riverside Baptist Proposes Mixed-Use Redevelopment with PN Hoffman

Over the past seven years, Riverside Baptist Church and Wharf developer PN Hoffman have been in discussions about redeveloping Riverside, located along 7th Street from I Street to Maine Avenue. Riverside has been in Southwest since 1857 and in its current building since 1968. Its current congregation has about 125 members with about a third of them being Southwesters. The current building has about 12,000 square feet of space on two levels, including the basement, with a large setback from Maine Avenue and its main entrance faces a parking lot. It is an aging property where maintenance costs now outweigh costs for ministry services, so the church began exploring their options back in 2007. The redevelopment of the church property will allow Riverside to remain in Southwest, but in a new building and with an endowment. This arrangement is not new in the neighborhood. In addition to Riverside, other houses of worship have partnered with developers, include St. Augustine’s, St. Matthew’s, and Westminster Church is starting the process now. 

Riverside and PN Hoffman took their seven–year relationship to the next level this evening and began the public engagement process, starting with a meeting in the basement of Town Square Towers with residents of the condo building. Town Square Towers is located across I Street from Riverside and will be impacted by the redevelopment of its neighbor. Present at the meeting were representatives from PN Hoffman, Riverside, and architects from Geier Brown Renfrow (GBR) Architects and Studios Architecture. Currently on the table is a mixed-use development with a new Riverside Baptist Church designed by GBR on the southern portion of the site closer to Maine Avenue and a 150-175-unit rental apartment building on the rest of the site, designed by Studios Architecture.

The new Riverside has been designed with two levels – the first floor will have a fellowship hall and office space while the second floor will contain the worship center for a total of about 11,400 square feet. At the corner of Maine Avenue and 7th Street, the main entrance will be transparent so passersby will be able to see some of the activity occurring inside of the church. This area serves as a threshold between the street, the parking garage, and the church. Materials used in the construction of the current church building, including stone, stucco, slate shingles, and stained glass will be carried over to the design of the new facility. There will be 40 garage parking spaces available for the church on Sundays and five spaces on other days. 

Meanwhile, the apartment building has been designed as “elegant and simple” to not take the focus away from the church building, which has been positioned on the prominent corner of Maine Avenue and 7th Street. The apartment building will step back in height from nine stories to seven stories closer to I Street and will serve as a "gateway" to the waterfront. Units will be designed to attract families, so no micro units are not planned; however, unit sizes will be only slightly larger than what is currently being built in DC. More one bedroom with den and two bedroom units will be built. In addition, an affordable component is planned as mandated by Inclusionary Zoning. On the ground floor there will be space for a daycare center or other community-oriented use, but PN Hoffman feels that traditional retail would not be appropriate at that location. At the corner of 7th and I streets, the building will be pulled back further from the street to create space for a public plaza with a water feature, trees, and benches. The intersection will also be simplified by removing the island that separates traffic making a right turn onto I Street from 7th Street. 

A change of zoning will be required in order for the project to move forward as designed. A Planned Unit Development (PUD) application will be submitted in the next few months once the Small Area Plan has been completed by the Office of Planning, which has recommended up-zoning the church parcel. After going through the PUD process, it is expected that construction may begin sometime in 2016.

Rendering courtesy of PN Hoffman

Wednesday, October 15, 2014

A Couple Quick Wednesday Night Items: For the Dogs

There will be a Grand Opening celebration on Saturday Sunday from 12-3pm for the new dog park at Lansburgh Park, located at Delaware Avenue and K Street. The PAWS of SW Dog Park Group has been working to get this dog park built for several years and it finally opened last month. In addition to a dog park, other recent improvements to Lansburgh Park include a community garden and new basketball courts. A leash-cutting ceremony will be held for the dog park at 12:30pm. Invited VIP guests include Sam the Bloodhound, Bo and Sunny Obama, and Corporal Chesty XIV.

Over at Sky House East apartments, local rescue dogs from Homeward Trails were invited to use the Grroom pet grooming station located in the building’s basement. A promotional video of the pet space is below:

Saturday, October 11, 2014

The View at Waterfront Sold

The View at Waterfront apartments at 6th and M streets has sold to Mill Creek Residential Trust in a deal that closed earlier this week. According to Bisnow, The View sold for $67 million. The property has been on the market for several months and with its sale, the development of the two parking lots facing K & M streets can finally move forward. A PUD was approved for the parking lots at The View by a previous owner in 2005 with a plan to build two 9-story towers on the parking lots with ground floor retail in the M Street building. In addition, the plan called for renovating the existing I.M. Pei buildings as well as improvements to the open space between them. The existing I.M. Pei buildings were renovated in 2008 and the open space was improved, but the new towers were never built and the property was sold at auction during the Great Recession. 

The new owner will need to resubmit a PUD since the existing one has expired; plans for the buildings have likely changed from the original plan from nine years ago. The Bisnow article states that Mill Creek hopes to start construction on the new buildings in about 18 months.

Friday, October 3, 2014

Some Movement on Buzzard Point Hostel?

A raze permit was filed on September 26 for 129 Q Street, which is a taxi repair garage one block north of the proposed DC United soccer stadium site in Buzzard Point. It’s also across the street from the soon-to-be-built Pepco Waterfront Substation. Back in 2010, the Zoning Commission approved an application for the C Hostel & Hotel, a 109-key property with 489 beds that would have both hotel-style and hostel-style rooms in the same facility. According to the zoning application, half of the hostel/hotel will be comprised of rooms with single and double beds and in-room bathrooms. The other half of the hostel/hotel will be comprised of dormitory styled rooms and shared female and male showers on each floor. Shared guest amenities will include: a hip lifestyle lounge, game areas for children and adults, a bean bag movie theatre, self-service kitchen, guest laundry, lounge lockers, a cyber lounge, complimentary breakfast and a shuttle bus service to the Waterfront Metro station. At the time, Tiber Creek LLC (Carr Hospitality) was planning this project, but the company’s owner passed away shortly after approval and the development was tied up in probate until recently. The economy was also not favorable for development, so the project was delayed. 

In the Office of Planning’s letter of support for the project back in 2010, it stated, “the current uses on the property are projected to remain until all approvals and financing for the proposed use have been secured.” Since a raze permit has been filed, does that mean financing has been secured and development is imminent? We should know soon enough because in 2012, the Zoning Commission gave a two-year extension to the approval of the project and that expiration occurs on November 12, 2014. By next month, the developer will need to file for a building permit or reapply for approval. As of today, there is no indication that the developer will go before the ANC to seek an extension, so it’s likely this project will finally be moving forward. I’ve reached out to the owner for more details and will share what I find out. 

 Rendering courtesy of JP2 Architects

Wednesday, October 1, 2014

Latest on Buzzard Point Soccer Stadium Proposal

At Tuesday night’s soccer stadium Open House, representatives from the District government, DC United, and developer Akridge had a series of information stations covering different aspects of the proposal, such as transportation and planning. This Open House follows the forum hosted by SWNA back on September 15. Over the summer, a series of plans and studies have been conducted for the stadium proposal and surrounding Buzzard Point neighborhood, including a Special Events Study, a Transportation Management Plan, and the Buzzard Point Urban Design Framework. Here’s what we now know about the proposal: 

The Stadium 
The District and DC United propose a $300 million, 20,000-seat soccer stadium at 2nd and R streets in Buzzard Point, about two blocks southwest of Nationals Park. There is a chance that in the final design, the number of seats at the stadium could decrease to 18,000. The District will contribute up to $150 million in a series of land swaps with Akridge and Pepco, as well as infrastructure improvements needed for the stadium site; a tax abatement will be provided to the team over a period of 20 years. The land swaps will allow the District to provide a subsidy for the stadium without breaching the debt limit cap placed on the city. DC United will contribute the remaining $150 million to build the stadium.

Major League Soccer’s season lasts from March to November and most of DC United’s home matches occur on weekend nights. Once the stadium opens in the Spring of 2017, there will be an average of 23 home matches per season with an average attendance of 19,200; five sold-out international soccer matches; three sold out concerts; five community events with an average attendance of 4,000 people; and 10 other events with an average attendance of 6,000 people for a total of 46 events a year.

Buzzard Point 
The Urban Design Framework developed for Buzzard Point will inform and guide public and private development decisions for the next 10 years. A summary of the draft can be found here, but some interesting details were mentioned at the forum and Open House. Development in Buzzard Point will be focused toward the rest of the Capitol Riverfront BID area along Potomac Avenue in order to protect the existing housing north of the stadium site. A riverfront esplanade will connect to Yards Park and a more naturalized shoreline is envisioned. A Maritime Museum is planned for a site that lines up with the axis of the Capitol and the soccer stadium south of the proposed traffic oval on South Capitol Street. The addition of residential units in Buzzard Point will come from new construction on empty lots, but will also come from the repurposing of existing buildings in the area, including the Transpoint Building, 1900 Half Street, and the Buzzard Point Power Plant.

Tuesday, September 30, 2014

Southwest May Have Three Circulator Routes by 2024

DC Circulator service to Southwest will be restored and enhanced if proposed changes by DDOT are approved (the DC Council already approved funding for a 1.4-mile westward extension of the Union Station – Navy Yard route along M Street to the Waterfront Metro to begin operations in FY 2015). Last week, DDOT released the DC Circulator Transit Development Plan for the next 10 years that shows a total of three Circulator lines that could service Southwest by 2024. Aside from the aforementioned extension, the Convention Center – Southwest Waterfront route would be restored in Phase II by FY 2020 (it was discontinued in 2011 and replaced by the 74 Bus) and a new route would connect Dupont Circle to Southwest via 17th Street, NW and Maine Avenue during Phase III by FY 2024. These new (and restored) lines would coincide with the opening of The Wharf and other planned development in Southwest. 

It is estimated that ridership will increase by nearly 14% with the Southwest extension of the Union Station – Navy Yard route; however, ridership along this route is currently the lowest of the five existing Circulator routes. This route extension (along with two others) did not meet several key Circulator performance metrics, but it will still move forward since it was already funded by the DC Council. DDOT will be evaluating whether the Near SE/Navy Yard/Capitol Riverfront area can support year-round Saturday service and year-round service after 7pm on the Union Station – Navy Yard route, which would benefit Southwest once this line is extended to the west. Currently, service hours vary depending on the time of year; there is no plan to offer Sunday service on this route. 

Of the three lines proposed for Southwest, ridership projections for the new Dupont Circle – Southwest Waterfront route are highest. Over 1.2 million annual riders are expected on the new route, compared to 762,000 riders for the restored Convention Center – Southwest Waterfront route. 

During the public engagement process earlier in the year, there were six pop-up events across the city where surveys were collected, in addition to online surveys. Of the six pop-up events, the most responses were collected at the Waterfront Metro station pop-up, garnering 15% of all survey responses. More than half of the respondents to the survey indicated that the Southwest Waterfront should be served next by the Circulator – the most of any location, followed by U Street Corridor/Shaw/Howard University. 

Other new routes are planned as well in other parts of the city – one would connect Columbia Heights to Brookland and NoMa, while another would go from the National Mall to Union Station, as well as extensions of existing lines. Circulator fares would increase to $1.50 on SmarTrip and $2.00 cash from the current fare of $1.00. 

The DC Circulator Transit Development Plan is open for public comment until November 7. A Semi-Annual Open House on October 20 from 6-8pm will provide residents the opportunity to weigh in on the plan. It will be located at Pinstripes in Georgetown (1064 Wisconsin Avenue, NW).  In addition, comments may be submitted by clicking on the contact us link located on the DC Circulator website. For more information on the TDP, contact Circe Torruellas or call 202-671-2847.

Monday, September 29, 2014

Upcoming Events

There will be an Open House/Community Information forum tomorrow evening hosted by representatives from the District government, DC United, and developer Akridge to discuss the pending agreement to build a new soccer stadium for the team at a site in Buzzard Point. The Open House follows a forum hosted by SWNA earlier this month. At the SWNA-hosted forum, consultants stated that the existing housing north of the stadium site will be preserved and development in Buzzard Point will be oriented toward Potomac Avenue to connect the area with the rest of the Capitol Riverfront neighborhood east of South Capitol Street. According to the media advisory for tomorrow’s Open House, this is an opportunity for community members to receive the very latest planning updates and answers to any questions they may have about the project, all in an informal setting. Representatives, government officials and key consultants will be available to discuss planned traffic operations, housing, environmental clean-up, jobs, contracting and more. Capital Business and the DC Fiscal Policy Institute have articles describing a Community Benefits Agreement that the CBCC is negotiating with the city and DC United - the major component being a $5 million community fund to support recreational and educational programming for the community’s youth. Tomorrow’s Open House will be held at 100 M Street, SE, 8th Floor from 6-8pm. 

Rendering courtesy of DC United

The fourth annual SW ArtsFest will take place from October 2-5 at venues across Southwest. Events include (e)merge Art Fair, art installations at Nonuments Park, The Shoplifters at Arena Stage, the G40 art show at Blind Whino, and Pumpkin Lantern Palooza at The Wharf. Check the SW ArtsFest website for more information on which venues will be available and when. 

Image courtesy of SW ArtsFest

There will be a mayoral forum on Monday, October 6 at 7pm at Arena Stage, sponsored by ANC6D, SWNA, and the Navy Yard Civic Association. The forum will cover topics of importance to those who live south of the freeway and west of the Anacostia River. The moderator will be Shannon Vaughn, editor-in-chief of The Southwester. Vaughn hosted the Mayoral Forum that was held ahead of the April 1 primary. 

DC’s local chapter of DOCOMOMO, an international preservationist organization, is hosting a guided tour of modernist architecture in Southwest on Saturday, October 11. The press release states the following: The event will begin at 1:30 pm at Arena Stage with an introductory talk by Dr. Richard Longstreth of George Washington University, followed by two walking tours and a reception in the roof-top Club Room at the Chloethiel Woodard Smith-designed Harbour Square, which overlooks the Potomac River. The tour will also include access to unique interior spaces of the neighborhood's most noted projects, including Arena Stage, Waterfront Tower and River Park. Tickets are $15 for students, $25 for members of the DC Preservation League and DOCOMOMO-US/DC, and $35 for non-members.

The next DC Job Fair, hosted by Arena Stage and Ward 6 Council member Tommy Wells' office will be held on Friday, October 17 at Arena Stage from 10am - 2pm. This year's event will feature a new partnership with the Office of Returning Citizens Affairs, which provides support and services to previously incarcerated individuals - the fair will be targeted toward these individuals. According to the press release for the event, recruiting companies committed so far include Big Bus Tours, Bread for the City, Building Futures, DC Central Kitchen, Fort Myer Construction Corporation, Giant Food, Harris Teeter, Specialty Hospital & Nursing Center of Washington, and the U.S. Postal Service.
ANC 6D will have their next monthly meeting on Monday, October 20 at 7pm. The meeting will be held in Near SE/Navy Yard/Capitol Riverfront at 200 I Street, SE.

Thursday, September 25, 2014

'The Shoplifters' Begin Arena's 65th Anniversary Season

The 2014-15 season at Arena Stage is underway with a new comedy from Canadian playwright Morris Panych called The Shoplifters. The four-person cast is led by Tony Award-nominee Jayne Houdyshell as Alma, Delaney Williams who portrays Otto, Jenna Sokolowski as Phyllis and Adi Stein as Dom. As the title of the play implies, it is about a seasoned shoplifter, who along with an accomplice are caught by a rookie security guard. The ensuing dialogue between the four characters reveals societal differences (and similarities) between the haves and have-nots through humor. At about 90 minutes (including intermission), the show goes by very quickly. Although at times it felt like some of the jokes seemed a bit forced, overall I enjoyed The Shoplifters – all four cast members delivered strong performances. My main question is: how many days do those steaks used in the show last before they need to be replaced?  (they are actually fake)

A day after seeing the show, I saw Houdyshell at the Waterfront Station Safeway and was tempted to tell her not to use the five-finger discount, but I resisted the urge to do so. If you’re looking for a good laugh and have 90 minutes to spare, I’d recommend seeing The Shoplifters. Tickets for The Shoplifters are from $45 to $90 and the show will run at the Kreeger Theater until October 19. Unfortunately, Southwest Night already passed for this production since it was on September 9. 

Photo taken by Teresa Wood, courtesy of Arena Stage

Wednesday, September 24, 2014

SW Dog Park is Complete

A new dog park at Lansburgh Park, located along Delaware Avenue is now open for use. After several years of fundraising by the PAWS of Southwest, the 10,000 square-foot off-leash Lansburgh Dog Park was recently completed by the Department of General Services and will operate as a Department of Parks and Recreation facility. There are two fenced off areas - a 2,000 square-foot area for small dogs and 8,000 square feet for large dogs; each section has water stations. There are also seating areas for dog owners to relax and watch their canine companions play.

The Lansburgh Dog Park is open from 7am to 9pm Monday - Friday and 8am to 9pm Saturday - Sunday and holidays. All dogs using a dog park must be licensed and registered in the District of Columbia. All dogs are required by law to be vaccinated and registered. All dogs must display a Dog Park Registration Tag, and other tags as required by law. There is a limit of 22 dogs in the dog park at any time.

Lansburgh Park has received several improvements in the past two years.  Last year, the run down tennis courts were replaced with basketball courts and the SW Gardens group received a grant from Fiskars to transform a portion of the park into a community garden. The PAWS of Southwest and the SW Gardens group are both fiduciary subsidiaries of SWNA, which announced that a second grant was recently awarded to the group in order to expand the garden with more raised beds.

'Nonuments Park' Comes to Waterfront Station

The empty, District-owned lot north of CVS at Waterfront Station has been transformed into 'Nonuments Park', which made its debut in Southwest earlier this month. 'Nonuments Park' was designed by artist Lance M. Fung and is one of the components of The 5x5 Project, a city-wide endeavor displaying temporary art installations. The following photos show the different components of 'Nonuments Park.' The placement of 33 trees in a "sinuous line" by Peter Hutchinson (see above photo) separate the different artist installations on the site while the mounds of dirt concept by Eliza Naranjo Morse and Nora Naranjo Morse will change daily over the course of a month - people will dress up in costumes representing different aspects of American culture while digging, which "empowers each of us to face personal and social challenges."

Another section of the park features a sculpture garden in the likeness of Southwest resident Alpha Lillstrom, designed by Jennifer Wen Ma. According to The 5 x 5 Project webpage on Nonuments Park, "community member Alpha Lillstrom was chosen by lottery for the portrait, paying homage to a citizen whose deeds are not necessarily grand in the scheme of human history, but whose challenges are still heroic in the arduous struggles of daily life."

The pink shipping container with the word "Peep" spray painted on it was designed by Jonathan Fung and has holes cut into it. A look inside reveals photos of children - victims of human trafficing from around the world as well a sewing machines, since many of these children are forced to work in sweatshops.  

The tall white structures are called "Migration", which is meant to represent "a home threatened, yet resilient in the face of displacement and climate change." The nests designed by Cameron  Hockenson also represent neighborhoods in Washington DC that are changing due to gentrification. 

Scattered throughout the park are monumental seating areas that are the product of the "Mud Dance" that occurred last month, which were designed by Michael Koliner.