Residential Building Planned for 1500 Penn Ave SE

May 23, 2013
1500 Pennsylvania Avenue SE, former site of Domino's Pizza.

1500 Pennsylvania Avenue SE, former site of Domino’s Pizza.

Another indication of “weak market demand” in Hill East:  Bisnow Real Estate recently reported that the Goldstar Group, a private equity firm based in Bethesda, has purchased the Domino’s lot at 1500 Pennsylvania Ave SE and plans to build a 40-unit residential building on the site.

I had a chance to follow-up with Goldstar and learned some additional details about their plans:

  • While the building will be mostly residential, Goldstar has not ruled out retail on the first floor of the building. The retail would be small given the lot size.
  • As of now, they plan to build the building “matter of right,” and do not anticipate needing any zoning relief or variances. Goldstar believes they can fit the required 20 parking spaces on the site.
  • Goldstar will spend the next four months designing the building. In terms of height, they plan to start at the height allowed under the site’s current zoning (C-2-A, 50 ft.). Height could be adjusted based on design.
  • The adjacent laundromat building just north of the site  (732 15th Street SE) is not a part of the project. A separate owner, Gary Cohen, still plans to build a small condo building on the laundromat site.
  • Regardless of whether they seek zoning relief or not, Goldstar is very interested in coming out to the neighborhood to share their plans with the neighborhood, probably sometime this fall. If everything goes smoothly with permitting, etc. , they hope to begin construction in early 2014.

You can read more about the Goldstar Group at www.thegoldstargroup.com.

12 Comments | Barney Circle, Development, Penn East, Potomac Avenue Metro | Permalink
Posted by bflahaven

Is Hill East a “Weak Market?”

May 21, 2013

Over the years, Hill East residents have heard a lot of excuses from the city about why the Reservation 13/Hill East Waterfront development has stalled. But the excuse I heard from Victor Hoskins, the Deputy Mayor for Planning and Economic Development, during Mayor Gray’s April 25 Ward 6 Budget Town Hall meeting, was particularly absurd.

The set up: During the town hall, I asked Mayor Gray 1) why his FY14 budget does not include infrastructure funding for Reservation 13, and 2) why his Administration never talks about Reservation 13 when listing the city’s current economic development projects.

Mayor Gray responded that Reservation 13 is a priority for his Administration and turned the mic over to Deputy Mayor Hoskins, who said “its a weak market over there” referring to Hill East.

Here is a clip of the exchange. Note that a portion of my question was edited out. The exchange lasts roughly 4 minutes.

Now I may not be a real estate expert, but here are some facts for Deputy Mayor Hoskins:

  • According to a recent report by UrbanTurfDC, homes in Hill East (zip code 20003) are selling faster than in any other zip code in the city.
  • In the last few months, two development teams have announced plans to build large residential buildings (81 units at 1550 Penn Ave SE and 40 units at 1500 Penn Ave SE) in my Single Member District, which is adjacent to Reservation 13. That is on top of the 141-apartment Kennedy Row project across from Eastern High School on East Capitol Street and the new 10-unit condo building at 321 18th Street SE.
  • In addition to its advantageous location between Wards 6 & 7 and on the Anacostia waterfront, Reservation 13 is one of the last remaining undeveloped parcels of land that sits on a Metro stop.
  • Unlike other development projects in the city, Reservation 13 has had a master plan in place for 10 years and zoning in place for 4 years.

It is clear Reservation 13 does not suffer from “weak market demand.” The reality is it suffers from a lack of political will. While other worthy development projects across the city receive infrastructure funding in the Mayor’s FY14 budget (Walter Reed, Skyland, Poplar Point, etc.), Reservation 13 doesn’t receive a dime.

When you also consider:

1) DMPED’s  removal  of a key development incentive (right of first refusal) from the most recent Reservation 13 RFEI,

2) the city’s lack of a plan for the DC General shelter,

3) distractions such as the proposed Redskins training facility and

4) zero mentions of Reservation 13 at the Mayor’s town halls nor in any of DMPED’s economic development presentations,

it is easy to understand why plans to develop the entire site remain stalled.

However, we do have an opportunity to evaluate Donatelli/Blue Skye’s proposal for parcel’s F1 and G1.  I encourage you to join ANC 6B’s Hill East Task Force on Wed., May 22 from 6:30 pm – 8:00 pm at St. Coletta of Greater Washington (1901 Independence Ave SE) to hear a presentation from Donatelli/Blue Skye and to ask questions of the development team and DMPED.

If the community supports the Donatelli/Blue Skye proposal, let’s hope Mayor Gray and Deputy Mayor Hoskins allow the project to proceed. The last thing we need is more excuses.

12 Comments | Development, Reservation 13/Hill East Waterfront | Permalink
Posted by bflahaven

May 16 Penn-Potomac Meeting Recap

May 19, 2013
T-Intersections

The T-Intersection Concept for the Pennsylvania Ave-Potomac Ave Intersection.

On May 16, the District Department of Transportation held its second public meeting on Pennsylvania-Potomac Avenue SE Intersection Pedestrian Safety Study at Payne Elementary School. Here are the highlights:

  • Sanjay Kumar of DDOT and Karl Kratzer of CH2MHill, DDOT’s consultants for the project, opened the meeting with a presentation on the project and the project timeline. The goal of the second public meeting was to present potential design concepts and get community feedback.
  • Kratzer outlined four potential design concepts:
    1. No Build – No changes to the intersection, just adjustments to signal timing.
    2. Mid-Block Crosswalk – A mid-block pedestrian crosswalk would be added between the two existing intersections of Penn Ave SE and Potomac Ave. SE.
    3. T Intersections – The Potomac Ave entrances to Penn Ave SE would be modified to intersect at T configurations. The new intersections would result in additional public space both north and south of Penn Avenue. A mid-block pedestrian crosswalk would be added between the two re-configured intersections. And the southbound approach of 14th Street SE to Penn Ave adjacent to the Potomac Ave Metro station would be closed to traffic and be converted to a new  Kiss and Ride.
    4. Signalized Oval – The intersection would be completely reconstructed into a signalized traffic oval with all approaches to the oval signalized. There would a mid-oval crosswalk installed at 14th Street SE and pedestrian crosswalks installed at each end of the oval.
  • DDOT conducted traffic studies of each design concept based on projected traffic flow in 2040. Concepts 1 (no build) and 2 (mid-block crosswalk) would improve existing conditions for vehicular traffic and would slightly improve conditions for pedestrians. Concepts 3 (T-intersections) and 4 (signalized oval) would minimally degrade intersection conditions for vehicles but would significantly improve conditions for pedestrians.
  • After analyzing the data and considering cost, DDOT has ruled out Concept 4 and will examine concepts 1, 2 and 3 for the remainder of the study.
  • Of the three remaining concepts, my preference is T-intersections, which would do the most to improve pedestrian crossings and safety. I also like the additional public space that would be created around the Potomac Avenue Metro plaza. The other two concepts would really not do near as much to improve pedestrian safety at the intersection.
  • The project’s third public meeting will likely be a public hearing on a draft Environmental Assessment (EA) which will recommend one of the concepts. DDOT anticipates holding this hearing in July.

Please post your comments and questions below.

Summary of design concepts for the DDOT Penn-Potomac Ave Pedestrian Safety Study.

Summary of design concepts for the DDOT Penn-Potomac Ave Pedestrian Safety Study.

1 Comment | Penn East, Potomac Avenue Metro, Transportation | Permalink
Posted by bflahaven

ANC 6B May 2013 Meeting Recap

May 17, 2013

Liquor license renewals, a contentious zoning case and the public space case for the Hine redevelopment project were the main items on ANC 6B’s May 14 agenda. Here is a recap of meeting highlights:

  • After a lengthy debate, the commission voted 4-2-3 to take no position on variance requests related to a rear porch addition at 1375 Massachusetts Avenue. The porch is actually already built, and the applicant is attempting to get retroactive approval from the Board of Zoning Adjustment for the variances he should have requested prior to construction. Though the applicant made a pretty good case for why the variances should be granted, I could not support what was essentially a retroactive request given the precedent it would set. Thus, I voted with the majority to take no position.
  • The commission approved of 26 of 27  liquor license renewal requests by restaurants. The only exception was Matchbox. Unfortunately, Matchbox refused to bring their late night sidewalk cafe hours in line with the rest of the establishments on Barrack’s Row. The commission has worked over the past few years to achieve uniform sidewalk cafe hours for all establishments on Barracks Row – 12 am on weekdays and 1 am on weekends. Even though they currently close earlier, Matchbox is insisting on keeping outside hours of 2 am on weekdays and 3 am on weekends in case there are special events like the World Series or major concerts at Nats Park. The commission offered to include language in an agreement with Matchbox that would allow for periodic late night hours during special events. Unfortunately, Matchbox was unwilling to compromise. As a result, the commission voted 8-0-2 to protest the license. This was a tough vote for me because I really like Matchbox, a restaurant that has certainly added value to Barracks Row. But I also think it is important that all establishments  be good neighbors, particularly when it comes to outside hours.
  • The commission approved two letters related to the Hine redevelopment project. The first letter expressed the commission’s support for the development’s public space plan. The second letter stated the commission’s strong support for Hine construction entrance and exit locations that minimize truck traffic on residential streets.
  • The commission voted unanimously in favor of sending comments (pdf) to the Historic Preservation Office on its 2016 Draft Preservation Plan. I was pleased that the comments included language urging the HPO to examine the viability of “conservation” or “preservation” districts.
  • The commission voted unanimously to send DDOT a letter (pdf) requesting additional information on the agency’s citywide signal timing study, particularly as it relates to pedestrian crossings on Pennsylvania Avenue SE. Currently, the pedestrian crossing times do not allow pedestrians to cross PA Ave without stopping in the median.
  • I announced that ANC 6B’s  Hill East Task Force will be holding a May 22 meeting to discuss development plans for Reservation 13, 6:30 pm – 8:00 pm at St. Coletta of Greater Washington (1901 Independence Ave SE). Commissioner Nichole Opkins (6B06) reminded the audience about DDOT’s May 16 Pennsylvania-Potomac Avenue Intersection Pedestrian Safety Study meeting, 6:30 pm – 8:30 pm at Payne Elementary School (1445 C Street SE).
  • ANC 6B’s June meeting will be on Tues., June 11, 7 pm at the Hill Center (921 Pennsylvania Ave SE).

2 Comments | ANC 6B | Permalink
Posted by bflahaven

Upcoming Meetings: Penn-Potomac, Reservation 13

May 13, 2013

Mark your calendars for two important upcoming meetings:

  • The District Department of Transportation will hold Public Meeting #2 for the Pennsylvania-Potomac Avenue SE Intersection Pedestrian Safety Study this Thursday, May 16, 6:30 pm – 8:30 pm at Payne Elementary School (1445 C Street SE). DDOT is expected to share design alternatives for public feedback. Read more about the Penn-Potomac Intersection Study.
  • Donatelli/Blue Skye Development, the sole respondent to the recent Hill East/Reservation 13 RFEI, will once again present their plans at ANC 6B’s Hill East Task Force meeting on Wednesday, May 22, 6:30 pm – 8:00 pm at St. Coletta of Greater Washington (1901 Independence Avenue SE). If you missed the April 24 meeting, this will be an opportunity to see the proposed plans for parcels F1 & G1 and share your comments. ANC 6B will likely submit formal comments to the Office of the Deputy Mayor for Planning and Economic Development in June.

Hope to see you at both meetings!

Leave a Comment » | Development, Penn East, Potomac Avenue Metro, Reservation 13/Hill East Waterfront, Transportation | Permalink
Posted by bflahaven

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