What: a producers only market featuring veggies, fruit, eggs, meats, cheeses, flowers, breads, cakes, cookies, scone & more.
Where: south side of the 600 block of H Street.
When: 9am-12pm
Friday, June 30, 2006
Farmers Market on H Street Tomorrow
What: a producers only market featuring veggies, fruit, eggs, meats, cheeses, flowers, breads, cakes, cookies, scone & more.
Where: south side of the 600 block of H Street.
When: 9am-12pm
Thursday, June 29, 2006
The Missing Sign
A crooked shot of the building (1338 H Street, former office of Dr. Granville N. Moore). But it shows the sign (since stolen from the building) pretty clearly. Has anyone seen the missing sign? I'm notr sure when it disappeared, but it was definitely gone when I walked past on June 25th.
Rock & Roll Hotel Update
They've revamped the website, added a newsletter function (so you can keep up to date on all the news), & are now shooting for a September opening. The Rock & Roll Hotel is the large blue building located in the middle of the south side of the 1300 block of H Street. The concept is similar to a smaller 9:30 Club (i.e. live music), except that the Hotel will offer Middle Eastern inspired fare & will have a few theme rooms that can be rented out for private parties.
Restaurant Liquor Licenses & Schools
A controversial bill is in the works to alter the current law that automatically bars all liquor licenses within 400 feet of a school unless another business with the same license type is already present. The case in the article is that of Vegetate, a vegetarian restaurant that a young couple recently opened in the Shaw neighborhood. Vegetate is located onn 9th Street, a street that still contains a number of boarded up building that have yet to be "revitalized." The owners of Vegetate say that their restaurant may not be economically viable without the liquor license (in the Post article, one of the owners explains that they believed the 400 foot measurement requirement was from door to door, rather than property line to property line, which is the reality). Under current regulations, though Vegetate is barred from obtaining a CR, or CT (restaurant to tavern liquor license), another liquor store could be granted a license in the area. Two interesting pieces on the topic:
1. Washington Post -Request for Liquor License Uncorks Dispute
2. Rebuilding Place -Does a Restaurant Selling Alcohol Create a Pernicious Enviroment for Children?
Also see this Times article from earlier this year on the Vegetate debate. Don't miss the bit at the bottom:
So, while I'm adding more links, check these out:
Goodspeed Update: Vegetate's Liquor License
Washington Post: Shaw's Vegetate: Meat- and Alcohol-Free
If you are wondering what information about Shaw is doing on this site, I'll just say that this new legislattion could have some pretty far reaching effects throughout the city. Plus, looking at the unintended consequences of the current law is a good reminder to always draft carefully.
1. Washington Post -Request for Liquor License Uncorks Dispute
2. Rebuilding Place -Does a Restaurant Selling Alcohol Create a Pernicious Enviroment for Children?
Also see this Times article from earlier this year on the Vegetate debate. Don't miss the bit at the bottom:
"Officials with Shiloh did not return calls for comment. Shiloh members yesterday said that the church does not want the restaurant to have a liquor license because, unlike the nearby liquor stores, Vegetate is open on Sundays.
They'll be selling liquor from what time to what time and that probably will increase the crime," said one churchgoer, who refused to give her name. "We want to protect our children from that."
So, while I'm adding more links, check these out:
Goodspeed Update: Vegetate's Liquor License
Washington Post: Shaw's Vegetate: Meat- and Alcohol-Free
If you are wondering what information about Shaw is doing on this site, I'll just say that this new legislattion could have some pretty far reaching effects throughout the city. Plus, looking at the unintended consequences of the current law is a good reminder to always draft carefully.
Touring the Market: Unlocking the Possibilities
This is really just a slightly reworked (and shortened) version of the handout from the market tour.
About the Market
The Capital City Market is DC's own wholesale food district. One of the things that makes this area so unique is that it is almost exclusively dedicated to the wholesale business of selling products for restaurants & small food stores. This area goes by two names, the Capital City Market, & the Florida Market (more common today). Many of the buildings in the market were constructed in the 1920s, but they were not always part of the market.
Before, the area was used by Sidney Hechinger for his building deconstruction and materials sales business. When the Washington, Baltimore, and Annapolis Interurban railroad closed in the late 1920s, Hechinger moved his business there, which is the site today of the Hechinger Mall. At one point, some of the buildings served as barracks for US soldiers.
Some parts of the market are more recently constructed (such as over by Kang's & Wang's, which were built in 1986). Many of these establishments are family owned & primarily serve small businesses in the city, although the convenience and critical mass of businesses attracts people from Virginia and Maryland as well. Though DC had other market areas like this one, few are in existence today (Eastern Market being one).
With the construction of the New York Avenue metro station, and the huge increase in developer interest in this area, many people have begun to raise questions about the market's future. One proposal mentioned in the Washington Post (see A Developer Peddles A New Vision for An Old Market) came from a man (Mr. Choi) who owns some land (and a business -Kang's) in the market. His vision for the area involves the building of a YMCA, an amphitheater, housing, a medical clinic and other things in the area (a movie theater and a bowling alley have also been mentioned) . He has stated that he does not wish to displace the existing vendors, but rather to incorporate the market into his overall plan. It is, however, unclear where the businesses (many of which are small family run affairs) would go during the more that five years between demolition, and completion of construction. Other visions for the area have focused on highlighting the existing market & creating development that builds on the unique strengths off the area (the introduction of restaurants & a small culinary school). Recently one of the older buildings here, the U.S. Beef building (located at 4th & Morse), was demolished. My Choi plans to erect an 11 story office building on the site.
Stops on the Tour
-This is a large market, so we haven't included every vendor/shop on the list below. We've tried to assemble ashort list of place that sell to the public & and are likely to appeal to retail customers. After you have visited the places below you'll have a good grounding in the area & be ready to explore a bit more on your own.
* Bathrooms are available in the DC Farmers Market building*
Young's Deli 325 Morse St. NE 202-543-1417 M-Sat 5:30am-4pm
(Korean & America food)
Sam Wang's 300 block of Morse St. NE 202-544-5163 M-Sat 6am-3pm
A market selling a variety of fresh vegetables & fruits (including many more "exotic" items)
U.S. Beef 300 block of Morse St. NE 202-543-8320 M-Sat-6am-4pm
A variety of unusual cuts of meat are available. Also sells chicken, fish & pickled vegetables.
Kang's Farm 350 Morse St. NE 202-546-1911 M-Sat 5:30am-4pm
The closest the market comes to a general grocery store. Kang's offers a variety of fruits & vegetables, but you can also get small or large quantities of spices or staples such as brown rice. Kang's also boasts the fish room which offers a variety of seafood, including live crab. Unfortunately, because most of the market is not open on Sundays, Kang's does not get fresh shipments of fish on Saturdays. Customers seeking to purchase fish/seafood are advised to do so earlier in the week, rather than on a Saturday.
Obeng International 300 block of Morse St. NE 202-544-8255 M-Sat 7am-4pm
West African food galore. Here you can purchase a variety of spices and staples, or you might prefer to visit the butcher counter, where meats are custom cut.
Best Equipment 413 Morse St NE. 202-544-2525 M-F 8:30-4pm Sat 8:30-3:30
Anything and everything for the commercial kitchen (& at prices you won't believe)
Caribbean Crescent 1280 5th Street NE 202-547-3101 M-F 6:30-4:30 Sat 7am-5pm
Despite the name this place sells mostly Indian & Middle Eastern foods. You can find a variety of lentils, curries, and some flat bread to go with them.
Photo by Ken Firestone (used with permission all rights reserved)
Mexican Fruit 1309 5th Street NE 202-431-1644 M-Sat 6am-5pm
A bit like an outdoor fruit stand. Bins of fresh fruits & vegetables await you outside this storefront.
DC Farmers Market T-TH 7am-5:30pm, F & Sat 7am-6:30pm, Sun 7am-2pm
This is an indoor market packed with vendors selling mostly food, but there are a few who deal in sunglasses, cds, or other goods. The various vendors offer all kinds of meats, fowl, fish & fruits & vegetables. The meat selections extend far beyond what you'll find at Safeway of Giant, and you will not find grocery store prices here.
All African
A Pan-African food selection. They butcher smoked goat on the premises.
Friends at the Market (flea market)
Featuring its own dj, this market offers all the fun of a typical swap meet. You never know what you'll find. A variety of old tools (both electric & manual) can be found here.
Litteri's
Everything Italian is at your disposal. An excellent deli counter completes this little shop that holds much more than you would believe from the outside. Wines, cheeses, sausages, pastas & more are on offer. Litteri's also makes some of the best sandwiches in town. Pre-packaged (but fresh) sandwiches are available by the register.
* Bathrooms are available in the DC Farmers Market building*
Young's Deli 325 Morse St. NE 202-543-1417 M-Sat 5:30am-4pm
(Korean & America food)
Sam Wang's 300 block of Morse St. NE 202-544-5163 M-Sat 6am-3pm
A market selling a variety of fresh vegetables & fruits (including many more "exotic" items)
U.S. Beef 300 block of Morse St. NE 202-543-8320 M-Sat-6am-4pm
A variety of unusual cuts of meat are available. Also sells chicken, fish & pickled vegetables.
Kang's Farm 350 Morse St. NE 202-546-1911 M-Sat 5:30am-4pm
The closest the market comes to a general grocery store. Kang's offers a variety of fruits & vegetables, but you can also get small or large quantities of spices or staples such as brown rice. Kang's also boasts the fish room which offers a variety of seafood, including live crab. Unfortunately, because most of the market is not open on Sundays, Kang's does not get fresh shipments of fish on Saturdays. Customers seeking to purchase fish/seafood are advised to do so earlier in the week, rather than on a Saturday.
Obeng International 300 block of Morse St. NE 202-544-8255 M-Sat 7am-4pm
West African food galore. Here you can purchase a variety of spices and staples, or you might prefer to visit the butcher counter, where meats are custom cut.
Best Equipment 413 Morse St NE. 202-544-2525 M-F 8:30-4pm Sat 8:30-3:30
Anything and everything for the commercial kitchen (& at prices you won't believe)
Caribbean Crescent 1280 5th Street NE 202-547-3101 M-F 6:30-4:30 Sat 7am-5pm
Despite the name this place sells mostly Indian & Middle Eastern foods. You can find a variety of lentils, curries, and some flat bread to go with them.
Photo by Ken Firestone (used with permission all rights reserved)
Mexican Fruit 1309 5th Street NE 202-431-1644 M-Sat 6am-5pm
A bit like an outdoor fruit stand. Bins of fresh fruits & vegetables await you outside this storefront.
DC Farmers Market T-TH 7am-5:30pm, F & Sat 7am-6:30pm, Sun 7am-2pm
This is an indoor market packed with vendors selling mostly food, but there are a few who deal in sunglasses, cds, or other goods. The various vendors offer all kinds of meats, fowl, fish & fruits & vegetables. The meat selections extend far beyond what you'll find at Safeway of Giant, and you will not find grocery store prices here.
All African
A Pan-African food selection. They butcher smoked goat on the premises.
Friends at the Market (flea market)
Featuring its own dj, this market offers all the fun of a typical swap meet. You never know what you'll find. A variety of old tools (both electric & manual) can be found here.
Litteri's
Everything Italian is at your disposal. An excellent deli counter completes this little shop that holds much more than you would believe from the outside. Wines, cheeses, sausages, pastas & more are on offer. Litteri's also makes some of the best sandwiches in town. Pre-packaged (but fresh) sandwiches are available by the register.
Also see:
The Insider's Market -Washington Post
Where to Shop -Washington Post (a map of the market)
My Visit to the Wholesale Food District -Frozen Tropics
More on the Florida Market -Rebuilding Place
Meat Deals -Rebuilding Place
Another Point About the Florida Market Area -Rebuilding Place
Aargh on the Florida Market -Rebuilding Place
Developer Peddles a New Vision for an Old Market -Washington Post
Bib Bim Bab at Young's Deli -Tour of Florida Market Area as Blog Meet-up? Rebuilding Place
My Response to the Post Article -Frozen Tropics
Flea Markets, Layering, and Placemaking -Rebuilding Place
Sausage Fest -Daily Candy (on Litteri's)
Market Time -A Capital Life
Don't miss this proposed legislation that threatens the market:
Proposed Bill Before the Council
Don't miss this proposed legislation that threatens the market:
Proposed Bill Before the Council
Wednesday, June 28, 2006
Post: Housing Cost Increases Migrate to Poorer Areas
Today's Post has this article about how, while housing prices in more established neighborhoods like Cleveland Park or Capitol Hill proper seem to be leveling out, prices in areas with greater poverty (like Ivy City) continue to climb steadily.
Tuesday, June 27, 2006
Rebuilding Place: Mid-Block Crosswalks
Rebuilding Place in the Urban Space features this post suggesting mid-block crosswalks on H Street. The 1300 block, being a particularly long block, does seem especially conducive to jaywalking.
Sunday, June 25, 2006
Hang-Outs & Haunts on H Street
This is my reply to an earlier comment, but I wanted to make it an actual post because I think it can be helpful to review what exactly is here or coming (this is a list of hang-outs & haunts, but it doesn't include every restaurant, any of the theaters, or any art galleries):
1400 block of H Street
The Argonaut: A neighborhoody tavern. Serves a fun menu including brunch on Sundys. Has a large tv for sporting events. The 2nd floor (a more loungy space) features a dj spinning old school hip-hop some weekends. You can also play darts, or fooseball upstairs. The opening of a side patio is in the works. liquor license & bar. 1433 H Street
Daavi's: West African food. Not generally much of a hang-out, but the closest West-African food around. They have plans to create a patio space behind the restaurant. I don't think they have a liquor license. 1427 H Street
There is supposedly an Ethiopian place in the works for the 1400 block, but I don't have anything more solid yet.
1300 block
Ohio Restaurant: Southern style food (including breakfast). Great old-school jukebox. Liquor license & bar. 1380 H Street
Rose's Dream: Bar with live music (jazz, r&b, & gog-go) & karaoke nights. No food, but you can carry up food from the Caribbean carry-out downstairs. Obviously they have a liquor license. 1370 H Street
The Majestic by Gwen: Restaurant & bar. Live music & dancingn (including hand dancing). Liquor license.
1368 H Street
R&B Coffee: Coffee house with events. Sandwiches, salads, desserts & pasties. Really nice space upstairs. Plans to open the patio out back. No liquor license.
1359 H Street
Sanctuary: A gallery & performance space. Only open for events/shows. A late night dance spot. 1355 H Street
Rock & Roll Hotel*: They'll serve middle Eastern inspired fare once the kitchen is finished. Focus on live music (like a smaller 9:30 Club). The first floor is a straight-up performance space. The upstairs is more loungy & attention wa obviously given to decorating the space. There are lots of little rooms where you can sit & drink with friends, or that can be rented out for private parties. 1353 H Street
Phish Tea: Neo-Caribbean fusion restaurant & bar. Various events (including live music & theme nights). Liquor license. 1335 H Street
1200 block
Dr. Granville's Brickyard* (coming soon): a tavern serving Belgian food & Belgian brews.
1338 H Street
H Street Martini Lounge: A lounge serving appetizers & featuring live jazz, R&B & more. Liquor license.
1236 H Street
The Pug* -short for the pugilist (coming soon): A boxing themed sports bar serving American food. Liquor license. 1234 H Street
The Beehive* (coming soon): A tavern serving Tex-Mex burritos. Featuring a jukebox. Liquor license. 1224 H Street
The Red & the Black: A New Orleans style bistro & bar featuring live music & serving up Cajun/Creole cuisine. 1212 H Street
Palace of Wonders: A circus themed bar featuring various shows like swordswallowing, fire eating & burlesque dancing. Tuesdays are female arm wrestling night & Wednesdays are trivia night.
400 block
Sidamo* (coming soon): An Ethiopian coffee house serving light fare.
417 H Street
Did I miss anything?
1400 block of H Street
The Argonaut: A neighborhoody tavern. Serves a fun menu including brunch on Sundys. Has a large tv for sporting events. The 2nd floor (a more loungy space) features a dj spinning old school hip-hop some weekends. You can also play darts, or fooseball upstairs. The opening of a side patio is in the works. liquor license & bar. 1433 H Street
Daavi's: West African food. Not generally much of a hang-out, but the closest West-African food around. They have plans to create a patio space behind the restaurant. I don't think they have a liquor license. 1427 H Street
There is supposedly an Ethiopian place in the works for the 1400 block, but I don't have anything more solid yet.
1300 block
Ohio Restaurant: Southern style food (including breakfast). Great old-school jukebox. Liquor license & bar. 1380 H Street
Rose's Dream: Bar with live music (jazz, r&b, & gog-go) & karaoke nights. No food, but you can carry up food from the Caribbean carry-out downstairs. Obviously they have a liquor license. 1370 H Street
The Majestic by Gwen: Restaurant & bar. Live music & dancingn (including hand dancing). Liquor license.
1368 H Street
R&B Coffee: Coffee house with events. Sandwiches, salads, desserts & pasties. Really nice space upstairs. Plans to open the patio out back. No liquor license.
1359 H Street
Sanctuary: A gallery & performance space. Only open for events/shows. A late night dance spot. 1355 H Street
Rock & Roll Hotel*: They'll serve middle Eastern inspired fare once the kitchen is finished. Focus on live music (like a smaller 9:30 Club). The first floor is a straight-up performance space. The upstairs is more loungy & attention wa obviously given to decorating the space. There are lots of little rooms where you can sit & drink with friends, or that can be rented out for private parties. 1353 H Street
Phish Tea: Neo-Caribbean fusion restaurant & bar. Various events (including live music & theme nights). Liquor license. 1335 H Street
1200 block
Dr. Granville's Brickyard* (coming soon): a tavern serving Belgian food & Belgian brews.
1338 H Street
H Street Martini Lounge: A lounge serving appetizers & featuring live jazz, R&B & more. Liquor license.
1236 H Street
The Pug* -short for the pugilist (coming soon): A boxing themed sports bar serving American food. Liquor license. 1234 H Street
The Beehive* (coming soon): A tavern serving Tex-Mex burritos. Featuring a jukebox. Liquor license. 1224 H Street
The Red & the Black: A New Orleans style bistro & bar featuring live music & serving up Cajun/Creole cuisine. 1212 H Street
Palace of Wonders: A circus themed bar featuring various shows like swordswallowing, fire eating & burlesque dancing. Tuesdays are female arm wrestling night & Wednesdays are trivia night.
400 block
Sidamo* (coming soon): An Ethiopian coffee house serving light fare.
417 H Street
Did I miss anything?
Friday, June 23, 2006
Palace of Wonders First Show Tonight!
What: Sword Swallowers
How Much: $8 cover
When: 2 shows: 9pm & 10pm
Where: Palace of Wonders (1210 H Street NE)
How Much: $8 cover
When: 2 shows: 9pm & 10pm
Where: Palace of Wonders (1210 H Street NE)
The Red & the Black Featured in Daily Candy
Following only days in the footsteps of its neighbor Palace of Wonders, the Red & the Black appears in Daily Candy.
A Break-In @the Argonaut
I just heard that the Argonaut suffered a break-in & robbery last night. Apparently the thieves made off with the tavern's 61" tv. To help recover the costs (and speed up the preparations for the outdoor seating) the Argonaut will be holding a "Can't Bring the Argo" party tonight & Saturday. If you have any information about the break-in, or the missing tv, you can call the Argonaut at 397-1416.
Farmers Market Tomorrow
What: A producer's only market selling veggies, fruit, honey, bread, cookies, pies, cheeses &
more. The market also sells coffee from R&B (1359 H Street).
When: 9am-12pm every Saturday
Where: the middle of the south side of the 600 block of H Street (across from H Street Self-storage).
Capitol Hill 4th of July Parade
A message from an organizer for the Capitol Hill 4th of July Parade (because sometimes it's worthwile to take a field trip to the south side of the Hill):
Hi Everyone!
Yes, it's that time of year again and I'm deep in the planning stage for the 4th annual 4th of July parade on Capitol Hill! Sponsored once again by the Capitol Hill Cluster School PTA and Robert Bergman! I'm writing to you all to get the word out and also to see if anyone would like to volunteer the day of. We will follow the same route as last year, down 8th street, SE from Pennsylvania to I St and back again beginning at 10am. Marchers will line up at about 9:30. I already have a bunch of people and antique cars lined up, but if you'd like to get a group together, you MUST let me know by June 29th. June 29th will be the FINAL deadline for all registrants! We'll have all the usual fun things to give away (flags, pinwheels, bubbles, beach balls, necklaces, plus balloons) and a HUGE bake sale to benefit the Eastern HS marching band. Last year we raised OVER $1200 for the band!
I'll need a few people to help me line up the marchers, hand out the programs and fill balloons to decorate the route starting at 9am. Also, if you'd like to prepare a baked item for the sale that would be great! Last year two moms EACH prepared OVER 15 ITEMS, which was the bulk of our stuff for sale, so really how easy is it to prepare just one dozen cupcakes! :) You don't have to go to those extremes of course, ANYTHING will be greatly appreciated!
If you can't help out, just come to watch. This parade has exceeded my wildest expectations and it really is super fun for everyone! If you would like to help out, please email me back or give me a call at 202-546-2291.
Thanks everybody!
Gina Arlotto
Hi Everyone!
Yes, it's that time of year again and I'm deep in the planning stage for the 4th annual 4th of July parade on Capitol Hill! Sponsored once again by the Capitol Hill Cluster School PTA and Robert Bergman! I'm writing to you all to get the word out and also to see if anyone would like to volunteer the day of. We will follow the same route as last year, down 8th street, SE from Pennsylvania to I St and back again beginning at 10am. Marchers will line up at about 9:30. I already have a bunch of people and antique cars lined up, but if you'd like to get a group together, you MUST let me know by June 29th. June 29th will be the FINAL deadline for all registrants! We'll have all the usual fun things to give away (flags, pinwheels, bubbles, beach balls, necklaces, plus balloons) and a HUGE bake sale to benefit the Eastern HS marching band. Last year we raised OVER $1200 for the band!
I'll need a few people to help me line up the marchers, hand out the programs and fill balloons to decorate the route starting at 9am. Also, if you'd like to prepare a baked item for the sale that would be great! Last year two moms EACH prepared OVER 15 ITEMS, which was the bulk of our stuff for sale, so really how easy is it to prepare just one dozen cupcakes! :) You don't have to go to those extremes of course, ANYTHING will be greatly appreciated!
If you can't help out, just come to watch. This parade has exceeded my wildest expectations and it really is super fun for everyone! If you would like to help out, please email me back or give me a call at 202-546-2291.
Thanks everybody!
Gina Arlotto
TIC Garden Club to Hold Planting Tomorrow
Anyone interested should meet at 8am at the intersection of Montello & Morse (just north of 12th & Florida). If you are late the group will be planting on Montello. Some tools will be provided, but more are always welcome. Bring gloves if you've got them.
Thursday, June 22, 2006
Bikram Yoga Capitol Hill Grand Opening Party
When: Saturday, June 24th (festivities begin at 7:30pm)
Where: 410 H St. NE (the former site of Luna Landromat)
Why: Champagne, vegan treats, DJs
Come check out the space, meet your neighbors, celebrate H St. & support a new local business.
www.BikramYogaCapitolHill.com
Where: 410 H St. NE (the former site of Luna Landromat)
Why: Champagne, vegan treats, DJs
Come check out the space, meet your neighbors, celebrate H St. & support a new local business.
www.BikramYogaCapitolHill.com
Times On The H Street Farmers Market
Thanks to Omar for pointing out this great Washington Times article on farmers markets generally & the H Street Market more specifically. As the piece notes, farmers markets have a rich history & can offer far more than just fresh produce. I'm frequently at the market on Saturdays & one thing I've noticed that sets thius year apart from past years is an increase in the number of children & dogs. I think suggests that the market is becoming a regular weekend ritual for more people (i.e. I think they come for more than just the food).
The mention of Center Market (page 2 of the article) provides the perfect intro for me to discuss another market (in fact an entire market district) that doesn't appear in the article. The Capital City Market (aka the Florida Market) located just to the East of Gallaudet. Capital City Market is one of the last historic markets in the city & there is currently a development plan being hawked by a few individuals that calls for the raizing of the market's existing structures so that a new building (supposedly with spaces for any vendors who wish to remain). The proposed new development would also include housing, a YMCA, a movie theater, an ampitheater &more. These plans would face, not only zoning hurdles, but also the fact that the chief proponent is a minority landholder & there is no secured financing to build the project.
To learn more about the Capital City Market join Richard Layman and me for a walking tour this Saturday morning. Details are here.
The mention of Center Market (page 2 of the article) provides the perfect intro for me to discuss another market (in fact an entire market district) that doesn't appear in the article. The Capital City Market (aka the Florida Market) located just to the East of Gallaudet. Capital City Market is one of the last historic markets in the city & there is currently a development plan being hawked by a few individuals that calls for the raizing of the market's existing structures so that a new building (supposedly with spaces for any vendors who wish to remain). The proposed new development would also include housing, a YMCA, a movie theater, an ampitheater &more. These plans would face, not only zoning hurdles, but also the fact that the chief proponent is a minority landholder & there is no secured financing to build the project.
To learn more about the Capital City Market join Richard Layman and me for a walking tour this Saturday morning. Details are here.
Wednesday, June 21, 2006
ANC 6C Meeting on Capitol Place Tonight
Dreyfus will present its Capitol Place PUD proposed development tonight (Wednesday, June 21) at 6:00PM at 775 H Street, NE. [This is the address of the space formerly occupied by Blimpies.]
Below is SPNA's analysis of that PUD.:
June 19, 2006
Ms. Ellen McCarthy, Director
DC Office of Planning
801 North Capitol St., NE
Washington, DC 20002
Re: Capitol Place Planned Unit Development (PUD)
Zoning Commission Case No. 05-37
Dear Ms. McCarthy,
The Stanton Park Neighborhood Association (SPNA) represents the residents in the area bounded by Second Street, H Street, Tenth Street, and East Capitol in the Northeast sector of the District. SPNA has consistently lobbied for a pragmatic and practical approach to development and revitalization efforts in our neighborhood. For example, SPNA supported the H Street Overlay in 2005 and the rezoning of Second Street a few years prior to that.
The SPNA Land Use Committee has become increasingly concerned about the proposed Capitol Place PUD. Part of our concern stems from what we perceive as the applicant’s purposeful scheme to conceal the full scope of the zoning bonuses it is seeking. As evidence, we point in part to the Office of Planning Setdown Report for Capitol Place dated April 3, 2006 which references some, but not all, of the zoning bonuses requested. We conclude that the applicant’s effort to obscure the magnitude of its requested zoning bonuses achieved an overly-charitable Setdown Report. Even if the Office of Planning were to support what we believe is an excessively tall and monumental building on the east side of Second Street, a full accounting of the disparity between the current matter of right development and the developer’s proposed PUD is of critical importance in determining an appropriate amenity package. The applicant’s PUD submittal requires very careful scrutiny to elicit the full scope of the requested zoning bonuses.
Attached is a memorandum summarizing SPNA’s analysis of the critical elements of the proposed Capitol Place PUD. Two aspects of the applicant’s request are of paramount importance in understanding the cause of the detrimental effects of this proposal:
1. Change in zoning from C-2-A to C-2-B for the majority of the project site.
2. Creation of a single record lot through the requested subdivision to evade rear lot requirements and gain additional height.
The above benefits are then combined with the additional PUD height and density increases to almost double the current matter of right height from 50 feet to 100 feet above Second Street, and almost double the matter of right floor area from 226,194 Sq. Ft. to 396,741 Sq. Ft. (Dreyfus, June 6, 2006 revision). Notwithstanding our intense objection to a building of this size and height on a square with historic, small-scale residential structures; the quality of the architecture (especially on Second Street), mitigation of deleterious effects on surrounding properties, and proposed amenity package simply do not reflect the tremendous benefit the applicant seeks through the PUD process.
We strongly urge this project be redesigned and reduced in scale to reflect the existing zoning. We do not come to this conclusion lightly or without careful consideration. Our thinking and analysis is set forth in far greater detail in the attached Memorandum.
Sincerely,
Monte Edwards, Co-Chair
SPNA Land Use Committee
Cc: Council Member Sharon Ambrose
Carol Mitten, Chair, DC Zoning Commission
Mark Dixon, Chair, ANC 6C
Bill Sisolak, ANC 6C Zoning Committee Chair
Anthony Rivera, ANC 6C-06
Richard Wolf, Capitol Hill Restoration Society
Bob Braunohler, Dreyfus Property Group
MEMORANDUM
To: Ms. Ellen McCarthy, Director
DC Office of Planning
From: SPNA Land Use Committee
Date: June 19, 2006
Re: Capitol Place PUD
Zoning Commission Case No. 05-37
This memorandum is organized into the following sections:
A. Comments on the Office of Planning Setdown Report
B. Summary of Land Use Committee Meeting with the Applicant
C. Analysis of the Requested Zoning Bonuses
D. Comments on Amenities
E. Additional Comments
F. Conclusions & Recommendations
A. Comments on DC Office of Planning Setdown Report, dated April 3, 2006
We note the following statements in the setdown report that we believe could be inappropriately interpreted in favor of the applicant:
1. Paragraph 2 on Page 1 states “As part of the zoning overlay much of the property on this site . . . . was rezoned from C-2-A to C-2-B.” A more accurate statement would be that less than half of the Capitol Place site was recently upzoned from C-2-A to C-2-B. The impression left by a casual reading of the setdown report leads to the inaccurate conclusion that the majority of the site is already C-2-B. We searched in vain through the applicant’s PUD submittals for the relative size of the C-2-A and C-2-B portions of the site.
2. Paragraph 1 on page 2 states: “The height of the main structure on 2nd Street would be 90’.” In fact the height of the building is nearly 10’ higher owing to the applicant’s assumption that the property consolidation through the requested subdivision is a fait accompli. Until and unless the subdivision is approved as requested, all statements as to the building’s height are substantially inaccurate. In fact, as we will describe further below, the effect of the requested subdivision is far from an inconsequential matter and one which the applicant is using to intimidate the community by claiming a matter-of-right potential as bad or worse than the requested PUD.
3. Paragraph 1 on page 3 states a brief overview of the zoning history. However it fails to mention that the C-2-A portion was also upzoned during the mid-1990s from C-1, and from R-4 prior to that. We question whether there is any rationale for a further expansion of the zoning envelope other than the Applicant’s desire for an additional zoning windfall beyond those already supported by the community. Increased zoning density is contrary to the need to develop this area as a transition to the low-rise residential and commercial uses that exist to the south and east of this site. We note that the proposed NoMA Plan identifies this site as included in “Transition Area A” which indicates a maximum height of 5-6 stories at this location. While recognizing that the NoMa Plan is yet to be adopted, we cannot fathom how the Office of Planning could fail to fully summarize the zoning bonuses already granted and more strongly voice concern over the 90+ foot height of the building proposed for the C-2-A portion of the site and its relationship to the C-2-A and R-4 uses that exist south and east of this site.
4. The zoning tabulation on page 4 needs correction and should also include the Existing Matter of Right and PUD for the C-2-A zone. Including only the C-2-B information misleads the reader into assuming that the C-2-A portion is de minimus, when in fact it is approximately 60% of the site. The zoning tabulation would be more useful if it also included the lot area for the C-2-A and C-2-B portions of the site, the floor area ratios, and the resulting maximum building area.
The tabulation should also note the effect of lot consolidation to achieve the applicant’s requested additional 10’ in height and elimination of the rear yard requirement.
5. Page 5 describes the PUD Evaluation Standards, but fails to mention the full importance of the C-2-B zoning, and especially of the request for upzoning from C-2-A that portion outside the H Street Overlay. For example, fast food restaurants are not a matter of right in C-2-A and were excluded from the H Street Overlay as a matter of right in the area already upzoned to C-2-B, even though in a normal C-2-B zone (i.e. without the restrictions of the H Street Overlay, HS/C-2-B), fast food restaurants are allowed. It is inconsistent to encourage a more permissive zoning deeper within a residential district than along the commercial corridor. The applicant has been asked on multiple occasions to stipulate that the relaxation from C-2-A to C-2-B would exclude such expanded uses in this project, but the requested stipulation has thus far failed to appear in the submittals to the Zoning Commission.
6. Page 6, Items 2 and 3 discusses the proposed alley easements. The 20’ dedicated alley is a potentially valuable amenity for the adjacent residential property owners provided this area is deeded to the District and parking is strictly prohibited. The area proposed as an alley easement is considerably less than the rear yard requirement (10 feet vs. 15 feet). The introduction of dwelling units off of the alley is welcome provided that residents are prevented from treating the alley as a more preferable parking area than the remote parking garage.
Note that the “connection to 3rd Street” is now reduced to a narrow, brick-wall lined walkway with no clear line of sight. This design looks like little more than an escape route for miscreants than a genuinely beneficial pedestrian connection.
The offer of a sewer connection in the alley may have value to the property owners along Third St. provided construction of garages or accessory use structures is otherwise feasible. Due to the narrow width of the alley any potential garage may have to be located unacceptably deep within those properties. We request an evaluation by OP on the potential introduction of accessory uses behind the Third St. houses, and in particular what building line and setback would be required on a space that is part public alley, part easement. If construction is deemed feasible, the new sewer/stormwater drainage line should run adjacent to rear property line consistent with its purpose of carrying water from gutters and downspouts of garages that may be constructed. Installation along the property line will avoid demolition of the new alley paving.
Reconstruction of the alley, while welcome, poses problems of access for residents. Every effort must be made to minimize disruption and maintain access to resident parking areas, trash pick-up, fire protection, etc.. If the alley must be used for construction activities, the applicant must keep disruption must to a minimum with ample notice and compensation to the affected property owners for loss of use and inconvenience.
7. Page 6, Item 4 notes that “Other contributions include replacing sidewalks along 3rd & G Streets . . . “ We challenge the accounting of this item as an amenity to the community and can find no category in (a) through (i) of this section of the PUD Zoning Regulations that would allow this item to be included. We believe maintenance and replacement of public sidewalks is a District responsibility and that the community should not be pressed to accept routine maintenance as an “amenity”.
8. Page 7 addresses the “Comprehensive Plan and Public Policies”. We concur that “The sites, like this one, tend to represent underutilized potential for transit-oriented development.” However, we believe that any underutilized potential has already been addressed with community support through the very recent H Street Overlay and fairly recent upzoning of Second Street. We believe the Zoning Commission has already taken appropriate steps in this regard and that the current zoning is appropriate. To the best of our knowledge there are no extant Office of Planning documents that would support any further upzoning. In fact, the Comprehensive Plan identifies Second Street as a critical dividing line in this neighborhood between high-density development and the historic, lower-scale neighborhood on either side of Second Street. The NoMa Plan proposes to reinforce the transitional nature of this site.
9. Page 8 under the H Street “Revival” Plan notes that “The Plan calls for 6-8 stories in this area . . . “ (i.e. along H Street) and “Specifically, the Plan envisioned 500 – 600 new residential units in the five westernmost blocks of the corridor.” This is the vision that the community agreed to as part of the H Street Overlay, yet the combined proposals in the 200 block (north and south sides) and 300 block on the north side alone are already well in excess of 1000 residential units. Thus far we have yet to see any “6-8 story” proposals but instead are seeing only requests for 9 stories and higher. While the prospect of a significant number of new residents is welcome as an important component to the recovery of H Street’s commercial areas, this factor simply must be balanced against the compatibility with the adjacent lower scale rowhouses. Further, we would argue that, if the Office of Planning is serious about developing NoMa as a high-density, mixed residential neighborhood, the supply of housing elsewhere in the neighborhood must not siphon off any near-term potential demand.
10. Page 9 Agency Referrals & Comments. Not surprisingly, the applicant’s paid traffic consultant contends that there is no adverse traffic impact. However, the applicant’s traffic consultant even goes so far as to claim that “The proposed development, therefore, would have less traffic impact than the by-right development.” (See Capitol Place Transportation Study by Wells Associates, p. 25.) It is simply absurd for the applicant to maintain that adding over 300 additional dwelling units will lead to an improvement in traffic over the far less intense by-right development. The hypocrisy of such a self-serving conclusion calls into question the entirety of the traffic analysis report.
As mentioned in 9 above, in excess of 1000 dwelling units are already under construction or proposed in the first two blocks of H Street – approximately twice the number envisioned by the H Street Overlay. In addition, there are other large PUDs in the area immediately off of H Street and especially to the north. The expansion of high density housing in the area will clearly have a significant effect on both traffic circulation and parking with no planned or proposed increase in the capacity of the streets to handle this additional burden. The Office of Planning needs to address the total proposed new traffic load of the multiple PUDs surrounding the lower end of H Street and not accept the applicant’s unsupportable statements of “no impact” (or in this case an absurd claim of improvement!).
Residents on Third Street can attest that there is already a rush hour traffic problem, much of which is caused by trucks and busses illegally using Third Street. Third Street is a narrow two-way street between Massachusetts Ave., and Florida Ave. that trucks and busses routinely utilize despite signs prohibiting such use. Many residents parking on this street have had hit-and-run damage from trucks, busses and cars trying to squeeze through this residential-scale street. The Office of Planning and DDOT urgently need to do their own analysis of the overall traffic impact of the multiple PUDs in this area. We further recommend that serious study be given to extending one-way traffic on Third Street north of Massachusetts Ave., to at least H Street and possibly as far as Florida Avenue.
11. Page 9 under Community Comments correctly states “The applicant has had preliminary discussions with community members and made presentations to the ANC. There has been some neighborhood concern expressed about the relation of the building to the neighboring properties to the east.” On the face this statement is correct, but for the applicant to meet with the community and ignore what community members have to say is not a productive approach. There is deep community opposition to the applicant’s request for a significant zoning bonus from C-2-A to C-2-B as a reward for demolishing 14 potentially eligible historic structures and constructing in their place a building far out of scale with the adjacent neighborhood. Recall that the scale of the new SEC offices, built by this same applicant, was of extreme importance to the adjacent residential community. In large measure the community lost its effort to require a more compatible design for that project, but part of that discussion and the resulting design did include a stepping down of the SEC building along Second Street as part of the intended transition to the R-4 neighborhood. Rather than proffering a project that accommodates and implements that transition, the applicant has instead proposed a project that is higher on Second Street than the street wall of the SEC building.
B. Summary of Land Use Committee Meeting with the Applicant
On Monday, June 12, 2006 the SPNA Land Use Committee met with the applicant to review the project. Our discussion focused on the following:
a) Elimination of a significant portion of the commercial use previously proposed by the applicant is appropriate. This site suffers from problems of vehicular and commercial access because of the H Street Bridge. The earlier proposal included a large commercial footprint that the applicant had previously stated might be a Trader Joe’s or similar grocery. We felt that the lack of visibility of this site, vehicular traffic circulation, and truck delivery for a grocery store was highly problematic and are relieved that this component has been eliminated. However, the potentially detrimental expanded matter of right uses under the requested C-2-B zoning on Second Street remain. Curiously and inexplicably, the applicant stated that eliminating the grocery store concept allowed the first floor ceiling heights to be reduced by approximately 8 feet, but this results in only a 5 foot reduction in the overall building height. The only explanation proffered by the applicant for this discrepancy was that this was required to avoid stepping down to the commercial uses at Second & G Streets. If some 8 feet of building height has been eliminated, the building height should be reduced by that amount. Instead, it seems that the applicant realized that the initial PUD application was flawed or was at best impractically misleading.
An additional benefit from the reduction in commercial floor area is that it permits a more efficient garage design that eliminates the underpinning of 734 Third St. and deep construction adjacent to that property.
b) The height of the building above Second Street was discussed at some length. Despite our repeated requests for an accurate statement of the building’s true height above Second Street, the applicant continues to confuse the actual height with the artificial height afforded by measuring from the Third Street frontage, which the current configuration of parcels does not permit. The most current revision (Dreyfus, June 6, 2006) quantifies this discrepancy: it shows a Second Street elevation of –9 Ft. 5 In. The negative 9 Ft. 5 In. is the difference between the Third Street and Second Street elevations, and thus the actual height of the Second Street façade is 94 feet, the sum of the artificial height and artificial Third Street elevation.
c) The effect of the requested subdivision to consolidate the property into a single record lot was argued vigorously. The applicant maintains that all benefits resulting from the requested subdivision are accorded by right with no basis for community input and no consideration of the tangible and very valuable effect of the city’s granting the subdivision.
C. Analysis of the Requested Zoning Bonuses
Due to the difficulty of divining the full extent of the zoning bonuses the applicant requests, SPNA specifically asked for an analysis of the current by right development envelope. That Memorandum dated June 7 from Whayne Quin and Thomas Carroll to Sean Cahill is attached. You will note that their analysis treats the subdivision as merely an “administrative” matter in which neither the community nor Office of Planning have any relevant input. We strongly disagree. The granting of the subdivision (a matter which the Office of Planning failed to note in its Setdown Report) is of critical importance. The division of property in this neighborhood into small, narrow lots is a defining characteristic of both R-4 and C-2-A neighborhoods. This pattern of subdivision is crucial to promoting projects of compatible size and scale. The applicant ignored this critical, basic land-planning metric and instead designed a project that presumes a pattern of large, consolidated lots. The applicant goes much further, however, and uses the presumption of an already-approved lot consolidation through subdivision to gain the following very valuable benefits:
i) Measurement from Third Street to calculate the building height results in an artificial measurement on Second Street. The tail is wagging the dog here: the Third Street frontage is by far the smallest street frontage. It may be a legal technicality that affords a fig leave of truth, but in assessing the applicant’s PUD application, it is critically important to understand the full extent of the zoning bonuses being requested. Even without the change in zoning, the subdivision affords a full extra floor of building height – a benefit that would accrue only to the applicant without being acknowledged as a PUD benefit, subject to consideration in the amenities package.
ii) The applicant has employed its presumption that the subdivision has already been approved as a tactic of community intimidation. The applicant has recently begun to claim the right (along with the intention) to build a 50’+ high building 10 feet from the rear property line of the residences fronting on Third Street. This matter-of-right claim assumes an approved subdivision with Third Street as the datum for height, and Second Street as the rear yard. The prestidigitation goes further by making the C-2-A and C-2-B 15’ rear yard requirements completely disappear with the claimed right to measure the rear yard from the centerline of Second Street. The combined effect is an assertion by the applicant it has an uncontested right to construct a 50’ building on the property line across a 10’ alley from R-4 properties. Despite this potentially very material effect, the applicant maintains that the subdivision is of no importance to the community.
iii) The applicant claims the right to measure the building from Third Street even if the C-2-A zone is maintained owing to the single record lot with multiple street frontages. The applicant assumes the subdivision is granted with no community input or oversight by the Office of Planning and no mitigation of potential detrimental effects.
D. Comments on Amenities
The scale of the zoning bonuses requested necessitates a significant amenity package. However, to date scant amenities have been proffered, and those that have been are of limited merit. For example, the promised replacement of brick sidewalks relieves the District of a maintenance obligation, but this should not be deemed an “amenity” for the residents. The widened and improved alley has some benefit, but residents may not be able to utilize the possible sewer connection.
The “special merit” quality of the architecture is still under debate. The LEED certification is certainly welcome and the applicant is commended on it. Although the proposed architectural statement could potentially be further developed into an interesting design, the Second Street elevation is by far the least interesting and requires much further design refinement. The principal problem with this design is the building mass on the C-2-A portion of the site. We believe this portion of the property should not be upzoned.
There have been discussions over the past several months about accepting a payment from the applicant to fund a survey of the unprotected rowhouse neighborhood to the east of the project. While the Applicant is commended for agreeing to pay for the survey, it will not provide a genuine amenity until that survey results in actual protections. SPNA contends that the applicant’s own self interest demands that it should assist in funding a survey regardless of the outcome of the PUD. Historic district designation of the properties adjacent to the applicant’s site would have considerable marketing appeal and will support the sale of condominiums at higher prices. We have very mixed feelings about accepting a cash contribution in exchange for the applicant’s demolition of 14 potentially eligible historic structures to construct an out-of-scale project that diminishes and threatens other potentially eligible structures.
E. Additional Comments
We find some aspects of the applicant’s behavior disturbing. The applicant has expended great effort to obscure the effective height of the proposed structure and the full scope of the requested zoning bonuses. In effect, the applicant has dealt itself valuable benefits that it would prefer the community not take under consideration. We are certainly cognizant that Office of Planning has a tremendous work load and understand how the Setdown Report may have overlooked some of the hidden material benefits obscured by the applicant’s less-than-forthcoming PUD submissions. As a result, we feel we have no alternative other than to request a very full and exacting account of the various zoning bonuses requested vis-a-vis the current matter of right development envelope. Further, we request documentation of any extant Office of Planning documents that would conceivably support a 9 story building in excess of 90 feet on the east side of Second Street. We do not endorse the requested subdivision to consolidate the property into a single record lot. The potential for lot consolidation could lead to an even more adverse design based on that presumed subdivision. Very careful consideration and accounting must be made of the benefits that would accrue at each step of the subdivision, rezoning, and PUD process.
Every record lot on the southern part of this property (consisting of individual lots that front on Second and G Streets) in fact now has a rear yard. SPNA will vigorously oppose any lot consolidation that does not meticulously account for the resulting benefit and mitigate potential adverse effects. Any subdivision or rezoning approved as part of this PUD must be contingent on that PUD alone and the resulting amenity package. The PUD must be tightly constrained by an expiration deadline with language limiting extensions and approvals lest the community be faced with another debilitating development process. Every effort should be made within the PUD process to assure that vacant and abandoned buildings will not be tolerated and that routine maintenance and responsibilities of building owners are not relaxed because of some hoped-for development. Lack of maintenance and failure to secure now-vacant properties has already become an issue with properties under the applicant’s control. SPNA is very concerned that the applicant may decide to abandon the project leaving the community in a far worse position – potentially a large C-2-B zoned property on a single record lot with “no rear yard”.
This neighborhood has already been living with the disruptions associated with large scale construction for a number of years: the SEC’s three phases, Senate Square Condos, and the proposed PUDS in the 200 and 300 blocks of H Street. However, unlike the SEC and Senate Square, the PUDs proposed by Dreyfus in the 200 Block of H, and Steuart in the 300 Block of H are on squares with numerous residents. Far more care must be taken to protect those residential structures and to insulate the residents from the unfortunate effects of large-scale construction. At a minimum, every house on the affected squares, and possibly those in a larger radius as well, must be surveyed and monitored to assure that excavation, foundation pile driving, sheet piling, retaining walls, and other construction activities do not contribute to the deterioration of fragile century-old rowhouses.
At its May 3rd meeting, the ANC 6C Zoning Committee advised the Applicant to hold a community meeting in the affected neighborhood in order to broaden the level of input. We support that recommendation because it is appropriate for a project of this significance. Some six weeks later, on June 16, the applicant scheduled that meeting for June 21 and notified some residents by mail. The following day, a second notice changed the location of the meeting. The short notice provides minimal time for residents to become aware of the meeting and adjust their schedules so that they can attend.
E. Conclusions and Recommendations
SPNA strongly urges a far more rigorous review of the multiple and considerable zoning bonuses that are both explicit and implicit in the proposed resubdivision, rezoning, and PUD processes so that a more equitable accounting of an appropriate amenity package and mitigation of this project’s harmful effects can be considered. We believe the requested building height on Second Street is not supported by even the most generous interpretation of the applicable planning documents and that the urban fabric would be significantly harmed by this project as designed. The applicant should accept the considerable zoning incentives already supported by SPNA and the rest of the community, and should also accept the community’s invitation to propose a project - including a PUD - that respects the existing zoning envelope.
Below is SPNA's analysis of that PUD.:
June 19, 2006
Ms. Ellen McCarthy, Director
DC Office of Planning
801 North Capitol St., NE
Washington, DC 20002
Re: Capitol Place Planned Unit Development (PUD)
Zoning Commission Case No. 05-37
Dear Ms. McCarthy,
The Stanton Park Neighborhood Association (SPNA) represents the residents in the area bounded by Second Street, H Street, Tenth Street, and East Capitol in the Northeast sector of the District. SPNA has consistently lobbied for a pragmatic and practical approach to development and revitalization efforts in our neighborhood. For example, SPNA supported the H Street Overlay in 2005 and the rezoning of Second Street a few years prior to that.
The SPNA Land Use Committee has become increasingly concerned about the proposed Capitol Place PUD. Part of our concern stems from what we perceive as the applicant’s purposeful scheme to conceal the full scope of the zoning bonuses it is seeking. As evidence, we point in part to the Office of Planning Setdown Report for Capitol Place dated April 3, 2006 which references some, but not all, of the zoning bonuses requested. We conclude that the applicant’s effort to obscure the magnitude of its requested zoning bonuses achieved an overly-charitable Setdown Report. Even if the Office of Planning were to support what we believe is an excessively tall and monumental building on the east side of Second Street, a full accounting of the disparity between the current matter of right development and the developer’s proposed PUD is of critical importance in determining an appropriate amenity package. The applicant’s PUD submittal requires very careful scrutiny to elicit the full scope of the requested zoning bonuses.
Attached is a memorandum summarizing SPNA’s analysis of the critical elements of the proposed Capitol Place PUD. Two aspects of the applicant’s request are of paramount importance in understanding the cause of the detrimental effects of this proposal:
1. Change in zoning from C-2-A to C-2-B for the majority of the project site.
2. Creation of a single record lot through the requested subdivision to evade rear lot requirements and gain additional height.
The above benefits are then combined with the additional PUD height and density increases to almost double the current matter of right height from 50 feet to 100 feet above Second Street, and almost double the matter of right floor area from 226,194 Sq. Ft. to 396,741 Sq. Ft. (Dreyfus, June 6, 2006 revision). Notwithstanding our intense objection to a building of this size and height on a square with historic, small-scale residential structures; the quality of the architecture (especially on Second Street), mitigation of deleterious effects on surrounding properties, and proposed amenity package simply do not reflect the tremendous benefit the applicant seeks through the PUD process.
We strongly urge this project be redesigned and reduced in scale to reflect the existing zoning. We do not come to this conclusion lightly or without careful consideration. Our thinking and analysis is set forth in far greater detail in the attached Memorandum.
Sincerely,
Monte Edwards, Co-Chair
SPNA Land Use Committee
Cc: Council Member Sharon Ambrose
Carol Mitten, Chair, DC Zoning Commission
Mark Dixon, Chair, ANC 6C
Bill Sisolak, ANC 6C Zoning Committee Chair
Anthony Rivera, ANC 6C-06
Richard Wolf, Capitol Hill Restoration Society
Bob Braunohler, Dreyfus Property Group
MEMORANDUM
To: Ms. Ellen McCarthy, Director
DC Office of Planning
From: SPNA Land Use Committee
Date: June 19, 2006
Re: Capitol Place PUD
Zoning Commission Case No. 05-37
This memorandum is organized into the following sections:
A. Comments on the Office of Planning Setdown Report
B. Summary of Land Use Committee Meeting with the Applicant
C. Analysis of the Requested Zoning Bonuses
D. Comments on Amenities
E. Additional Comments
F. Conclusions & Recommendations
A. Comments on DC Office of Planning Setdown Report, dated April 3, 2006
We note the following statements in the setdown report that we believe could be inappropriately interpreted in favor of the applicant:
1. Paragraph 2 on Page 1 states “As part of the zoning overlay much of the property on this site . . . . was rezoned from C-2-A to C-2-B.” A more accurate statement would be that less than half of the Capitol Place site was recently upzoned from C-2-A to C-2-B. The impression left by a casual reading of the setdown report leads to the inaccurate conclusion that the majority of the site is already C-2-B. We searched in vain through the applicant’s PUD submittals for the relative size of the C-2-A and C-2-B portions of the site.
2. Paragraph 1 on page 2 states: “The height of the main structure on 2nd Street would be 90’.” In fact the height of the building is nearly 10’ higher owing to the applicant’s assumption that the property consolidation through the requested subdivision is a fait accompli. Until and unless the subdivision is approved as requested, all statements as to the building’s height are substantially inaccurate. In fact, as we will describe further below, the effect of the requested subdivision is far from an inconsequential matter and one which the applicant is using to intimidate the community by claiming a matter-of-right potential as bad or worse than the requested PUD.
3. Paragraph 1 on page 3 states a brief overview of the zoning history. However it fails to mention that the C-2-A portion was also upzoned during the mid-1990s from C-1, and from R-4 prior to that. We question whether there is any rationale for a further expansion of the zoning envelope other than the Applicant’s desire for an additional zoning windfall beyond those already supported by the community. Increased zoning density is contrary to the need to develop this area as a transition to the low-rise residential and commercial uses that exist to the south and east of this site. We note that the proposed NoMA Plan identifies this site as included in “Transition Area A” which indicates a maximum height of 5-6 stories at this location. While recognizing that the NoMa Plan is yet to be adopted, we cannot fathom how the Office of Planning could fail to fully summarize the zoning bonuses already granted and more strongly voice concern over the 90+ foot height of the building proposed for the C-2-A portion of the site and its relationship to the C-2-A and R-4 uses that exist south and east of this site.
4. The zoning tabulation on page 4 needs correction and should also include the Existing Matter of Right and PUD for the C-2-A zone. Including only the C-2-B information misleads the reader into assuming that the C-2-A portion is de minimus, when in fact it is approximately 60% of the site. The zoning tabulation would be more useful if it also included the lot area for the C-2-A and C-2-B portions of the site, the floor area ratios, and the resulting maximum building area.
The tabulation should also note the effect of lot consolidation to achieve the applicant’s requested additional 10’ in height and elimination of the rear yard requirement.
5. Page 5 describes the PUD Evaluation Standards, but fails to mention the full importance of the C-2-B zoning, and especially of the request for upzoning from C-2-A that portion outside the H Street Overlay. For example, fast food restaurants are not a matter of right in C-2-A and were excluded from the H Street Overlay as a matter of right in the area already upzoned to C-2-B, even though in a normal C-2-B zone (i.e. without the restrictions of the H Street Overlay, HS/C-2-B), fast food restaurants are allowed. It is inconsistent to encourage a more permissive zoning deeper within a residential district than along the commercial corridor. The applicant has been asked on multiple occasions to stipulate that the relaxation from C-2-A to C-2-B would exclude such expanded uses in this project, but the requested stipulation has thus far failed to appear in the submittals to the Zoning Commission.
6. Page 6, Items 2 and 3 discusses the proposed alley easements. The 20’ dedicated alley is a potentially valuable amenity for the adjacent residential property owners provided this area is deeded to the District and parking is strictly prohibited. The area proposed as an alley easement is considerably less than the rear yard requirement (10 feet vs. 15 feet). The introduction of dwelling units off of the alley is welcome provided that residents are prevented from treating the alley as a more preferable parking area than the remote parking garage.
Note that the “connection to 3rd Street” is now reduced to a narrow, brick-wall lined walkway with no clear line of sight. This design looks like little more than an escape route for miscreants than a genuinely beneficial pedestrian connection.
The offer of a sewer connection in the alley may have value to the property owners along Third St. provided construction of garages or accessory use structures is otherwise feasible. Due to the narrow width of the alley any potential garage may have to be located unacceptably deep within those properties. We request an evaluation by OP on the potential introduction of accessory uses behind the Third St. houses, and in particular what building line and setback would be required on a space that is part public alley, part easement. If construction is deemed feasible, the new sewer/stormwater drainage line should run adjacent to rear property line consistent with its purpose of carrying water from gutters and downspouts of garages that may be constructed. Installation along the property line will avoid demolition of the new alley paving.
Reconstruction of the alley, while welcome, poses problems of access for residents. Every effort must be made to minimize disruption and maintain access to resident parking areas, trash pick-up, fire protection, etc.. If the alley must be used for construction activities, the applicant must keep disruption must to a minimum with ample notice and compensation to the affected property owners for loss of use and inconvenience.
7. Page 6, Item 4 notes that “Other contributions include replacing sidewalks along 3rd & G Streets . . . “ We challenge the accounting of this item as an amenity to the community and can find no category in (a) through (i) of this section of the PUD Zoning Regulations that would allow this item to be included. We believe maintenance and replacement of public sidewalks is a District responsibility and that the community should not be pressed to accept routine maintenance as an “amenity”.
8. Page 7 addresses the “Comprehensive Plan and Public Policies”. We concur that “The sites, like this one, tend to represent underutilized potential for transit-oriented development.” However, we believe that any underutilized potential has already been addressed with community support through the very recent H Street Overlay and fairly recent upzoning of Second Street. We believe the Zoning Commission has already taken appropriate steps in this regard and that the current zoning is appropriate. To the best of our knowledge there are no extant Office of Planning documents that would support any further upzoning. In fact, the Comprehensive Plan identifies Second Street as a critical dividing line in this neighborhood between high-density development and the historic, lower-scale neighborhood on either side of Second Street. The NoMa Plan proposes to reinforce the transitional nature of this site.
9. Page 8 under the H Street “Revival” Plan notes that “The Plan calls for 6-8 stories in this area . . . “ (i.e. along H Street) and “Specifically, the Plan envisioned 500 – 600 new residential units in the five westernmost blocks of the corridor.” This is the vision that the community agreed to as part of the H Street Overlay, yet the combined proposals in the 200 block (north and south sides) and 300 block on the north side alone are already well in excess of 1000 residential units. Thus far we have yet to see any “6-8 story” proposals but instead are seeing only requests for 9 stories and higher. While the prospect of a significant number of new residents is welcome as an important component to the recovery of H Street’s commercial areas, this factor simply must be balanced against the compatibility with the adjacent lower scale rowhouses. Further, we would argue that, if the Office of Planning is serious about developing NoMa as a high-density, mixed residential neighborhood, the supply of housing elsewhere in the neighborhood must not siphon off any near-term potential demand.
10. Page 9 Agency Referrals & Comments. Not surprisingly, the applicant’s paid traffic consultant contends that there is no adverse traffic impact. However, the applicant’s traffic consultant even goes so far as to claim that “The proposed development, therefore, would have less traffic impact than the by-right development.” (See Capitol Place Transportation Study by Wells Associates, p. 25.) It is simply absurd for the applicant to maintain that adding over 300 additional dwelling units will lead to an improvement in traffic over the far less intense by-right development. The hypocrisy of such a self-serving conclusion calls into question the entirety of the traffic analysis report.
As mentioned in 9 above, in excess of 1000 dwelling units are already under construction or proposed in the first two blocks of H Street – approximately twice the number envisioned by the H Street Overlay. In addition, there are other large PUDs in the area immediately off of H Street and especially to the north. The expansion of high density housing in the area will clearly have a significant effect on both traffic circulation and parking with no planned or proposed increase in the capacity of the streets to handle this additional burden. The Office of Planning needs to address the total proposed new traffic load of the multiple PUDs surrounding the lower end of H Street and not accept the applicant’s unsupportable statements of “no impact” (or in this case an absurd claim of improvement!).
Residents on Third Street can attest that there is already a rush hour traffic problem, much of which is caused by trucks and busses illegally using Third Street. Third Street is a narrow two-way street between Massachusetts Ave., and Florida Ave. that trucks and busses routinely utilize despite signs prohibiting such use. Many residents parking on this street have had hit-and-run damage from trucks, busses and cars trying to squeeze through this residential-scale street. The Office of Planning and DDOT urgently need to do their own analysis of the overall traffic impact of the multiple PUDs in this area. We further recommend that serious study be given to extending one-way traffic on Third Street north of Massachusetts Ave., to at least H Street and possibly as far as Florida Avenue.
11. Page 9 under Community Comments correctly states “The applicant has had preliminary discussions with community members and made presentations to the ANC. There has been some neighborhood concern expressed about the relation of the building to the neighboring properties to the east.” On the face this statement is correct, but for the applicant to meet with the community and ignore what community members have to say is not a productive approach. There is deep community opposition to the applicant’s request for a significant zoning bonus from C-2-A to C-2-B as a reward for demolishing 14 potentially eligible historic structures and constructing in their place a building far out of scale with the adjacent neighborhood. Recall that the scale of the new SEC offices, built by this same applicant, was of extreme importance to the adjacent residential community. In large measure the community lost its effort to require a more compatible design for that project, but part of that discussion and the resulting design did include a stepping down of the SEC building along Second Street as part of the intended transition to the R-4 neighborhood. Rather than proffering a project that accommodates and implements that transition, the applicant has instead proposed a project that is higher on Second Street than the street wall of the SEC building.
B. Summary of Land Use Committee Meeting with the Applicant
On Monday, June 12, 2006 the SPNA Land Use Committee met with the applicant to review the project. Our discussion focused on the following:
a) Elimination of a significant portion of the commercial use previously proposed by the applicant is appropriate. This site suffers from problems of vehicular and commercial access because of the H Street Bridge. The earlier proposal included a large commercial footprint that the applicant had previously stated might be a Trader Joe’s or similar grocery. We felt that the lack of visibility of this site, vehicular traffic circulation, and truck delivery for a grocery store was highly problematic and are relieved that this component has been eliminated. However, the potentially detrimental expanded matter of right uses under the requested C-2-B zoning on Second Street remain. Curiously and inexplicably, the applicant stated that eliminating the grocery store concept allowed the first floor ceiling heights to be reduced by approximately 8 feet, but this results in only a 5 foot reduction in the overall building height. The only explanation proffered by the applicant for this discrepancy was that this was required to avoid stepping down to the commercial uses at Second & G Streets. If some 8 feet of building height has been eliminated, the building height should be reduced by that amount. Instead, it seems that the applicant realized that the initial PUD application was flawed or was at best impractically misleading.
An additional benefit from the reduction in commercial floor area is that it permits a more efficient garage design that eliminates the underpinning of 734 Third St. and deep construction adjacent to that property.
b) The height of the building above Second Street was discussed at some length. Despite our repeated requests for an accurate statement of the building’s true height above Second Street, the applicant continues to confuse the actual height with the artificial height afforded by measuring from the Third Street frontage, which the current configuration of parcels does not permit. The most current revision (Dreyfus, June 6, 2006) quantifies this discrepancy: it shows a Second Street elevation of –9 Ft. 5 In. The negative 9 Ft. 5 In. is the difference between the Third Street and Second Street elevations, and thus the actual height of the Second Street façade is 94 feet, the sum of the artificial height and artificial Third Street elevation.
c) The effect of the requested subdivision to consolidate the property into a single record lot was argued vigorously. The applicant maintains that all benefits resulting from the requested subdivision are accorded by right with no basis for community input and no consideration of the tangible and very valuable effect of the city’s granting the subdivision.
C. Analysis of the Requested Zoning Bonuses
Due to the difficulty of divining the full extent of the zoning bonuses the applicant requests, SPNA specifically asked for an analysis of the current by right development envelope. That Memorandum dated June 7 from Whayne Quin and Thomas Carroll to Sean Cahill is attached. You will note that their analysis treats the subdivision as merely an “administrative” matter in which neither the community nor Office of Planning have any relevant input. We strongly disagree. The granting of the subdivision (a matter which the Office of Planning failed to note in its Setdown Report) is of critical importance. The division of property in this neighborhood into small, narrow lots is a defining characteristic of both R-4 and C-2-A neighborhoods. This pattern of subdivision is crucial to promoting projects of compatible size and scale. The applicant ignored this critical, basic land-planning metric and instead designed a project that presumes a pattern of large, consolidated lots. The applicant goes much further, however, and uses the presumption of an already-approved lot consolidation through subdivision to gain the following very valuable benefits:
i) Measurement from Third Street to calculate the building height results in an artificial measurement on Second Street. The tail is wagging the dog here: the Third Street frontage is by far the smallest street frontage. It may be a legal technicality that affords a fig leave of truth, but in assessing the applicant’s PUD application, it is critically important to understand the full extent of the zoning bonuses being requested. Even without the change in zoning, the subdivision affords a full extra floor of building height – a benefit that would accrue only to the applicant without being acknowledged as a PUD benefit, subject to consideration in the amenities package.
ii) The applicant has employed its presumption that the subdivision has already been approved as a tactic of community intimidation. The applicant has recently begun to claim the right (along with the intention) to build a 50’+ high building 10 feet from the rear property line of the residences fronting on Third Street. This matter-of-right claim assumes an approved subdivision with Third Street as the datum for height, and Second Street as the rear yard. The prestidigitation goes further by making the C-2-A and C-2-B 15’ rear yard requirements completely disappear with the claimed right to measure the rear yard from the centerline of Second Street. The combined effect is an assertion by the applicant it has an uncontested right to construct a 50’ building on the property line across a 10’ alley from R-4 properties. Despite this potentially very material effect, the applicant maintains that the subdivision is of no importance to the community.
iii) The applicant claims the right to measure the building from Third Street even if the C-2-A zone is maintained owing to the single record lot with multiple street frontages. The applicant assumes the subdivision is granted with no community input or oversight by the Office of Planning and no mitigation of potential detrimental effects.
D. Comments on Amenities
The scale of the zoning bonuses requested necessitates a significant amenity package. However, to date scant amenities have been proffered, and those that have been are of limited merit. For example, the promised replacement of brick sidewalks relieves the District of a maintenance obligation, but this should not be deemed an “amenity” for the residents. The widened and improved alley has some benefit, but residents may not be able to utilize the possible sewer connection.
The “special merit” quality of the architecture is still under debate. The LEED certification is certainly welcome and the applicant is commended on it. Although the proposed architectural statement could potentially be further developed into an interesting design, the Second Street elevation is by far the least interesting and requires much further design refinement. The principal problem with this design is the building mass on the C-2-A portion of the site. We believe this portion of the property should not be upzoned.
There have been discussions over the past several months about accepting a payment from the applicant to fund a survey of the unprotected rowhouse neighborhood to the east of the project. While the Applicant is commended for agreeing to pay for the survey, it will not provide a genuine amenity until that survey results in actual protections. SPNA contends that the applicant’s own self interest demands that it should assist in funding a survey regardless of the outcome of the PUD. Historic district designation of the properties adjacent to the applicant’s site would have considerable marketing appeal and will support the sale of condominiums at higher prices. We have very mixed feelings about accepting a cash contribution in exchange for the applicant’s demolition of 14 potentially eligible historic structures to construct an out-of-scale project that diminishes and threatens other potentially eligible structures.
E. Additional Comments
We find some aspects of the applicant’s behavior disturbing. The applicant has expended great effort to obscure the effective height of the proposed structure and the full scope of the requested zoning bonuses. In effect, the applicant has dealt itself valuable benefits that it would prefer the community not take under consideration. We are certainly cognizant that Office of Planning has a tremendous work load and understand how the Setdown Report may have overlooked some of the hidden material benefits obscured by the applicant’s less-than-forthcoming PUD submissions. As a result, we feel we have no alternative other than to request a very full and exacting account of the various zoning bonuses requested vis-a-vis the current matter of right development envelope. Further, we request documentation of any extant Office of Planning documents that would conceivably support a 9 story building in excess of 90 feet on the east side of Second Street. We do not endorse the requested subdivision to consolidate the property into a single record lot. The potential for lot consolidation could lead to an even more adverse design based on that presumed subdivision. Very careful consideration and accounting must be made of the benefits that would accrue at each step of the subdivision, rezoning, and PUD process.
Every record lot on the southern part of this property (consisting of individual lots that front on Second and G Streets) in fact now has a rear yard. SPNA will vigorously oppose any lot consolidation that does not meticulously account for the resulting benefit and mitigate potential adverse effects. Any subdivision or rezoning approved as part of this PUD must be contingent on that PUD alone and the resulting amenity package. The PUD must be tightly constrained by an expiration deadline with language limiting extensions and approvals lest the community be faced with another debilitating development process. Every effort should be made within the PUD process to assure that vacant and abandoned buildings will not be tolerated and that routine maintenance and responsibilities of building owners are not relaxed because of some hoped-for development. Lack of maintenance and failure to secure now-vacant properties has already become an issue with properties under the applicant’s control. SPNA is very concerned that the applicant may decide to abandon the project leaving the community in a far worse position – potentially a large C-2-B zoned property on a single record lot with “no rear yard”.
This neighborhood has already been living with the disruptions associated with large scale construction for a number of years: the SEC’s three phases, Senate Square Condos, and the proposed PUDS in the 200 and 300 blocks of H Street. However, unlike the SEC and Senate Square, the PUDs proposed by Dreyfus in the 200 Block of H, and Steuart in the 300 Block of H are on squares with numerous residents. Far more care must be taken to protect those residential structures and to insulate the residents from the unfortunate effects of large-scale construction. At a minimum, every house on the affected squares, and possibly those in a larger radius as well, must be surveyed and monitored to assure that excavation, foundation pile driving, sheet piling, retaining walls, and other construction activities do not contribute to the deterioration of fragile century-old rowhouses.
At its May 3rd meeting, the ANC 6C Zoning Committee advised the Applicant to hold a community meeting in the affected neighborhood in order to broaden the level of input. We support that recommendation because it is appropriate for a project of this significance. Some six weeks later, on June 16, the applicant scheduled that meeting for June 21 and notified some residents by mail. The following day, a second notice changed the location of the meeting. The short notice provides minimal time for residents to become aware of the meeting and adjust their schedules so that they can attend.
E. Conclusions and Recommendations
SPNA strongly urges a far more rigorous review of the multiple and considerable zoning bonuses that are both explicit and implicit in the proposed resubdivision, rezoning, and PUD processes so that a more equitable accounting of an appropriate amenity package and mitigation of this project’s harmful effects can be considered. We believe the requested building height on Second Street is not supported by even the most generous interpretation of the applicable planning documents and that the urban fabric would be significantly harmed by this project as designed. The applicant should accept the considerable zoning incentives already supported by SPNA and the rest of the community, and should also accept the community’s invitation to propose a project - including a PUD - that respects the existing zoning envelope.
Goodspeed Update on H Street
Here's an enthusiastic look at H Street & its current developments from a guy who lives in Shaw & watches the District pretty carefully. He's got a nice shot of the Palace of Wonders bar.
Tuesday, June 20, 2006
Two Events @Atlas this Weekend Only!!
June 23 and 24
African Continuum Theatre concludes its first season at the Atlas with Free Jujube Brown!
Experience the voices of those who support his imprisonment, those who love and know him best, and those who feel the need to Free Jujube Brown! Written, conceived and performed by Psalmayene 24, Free Jujube Brown! is a one-man play that uses Hip-Hop movement and musical compositions to help tell the story of a young writer who accidentally kills a police officer. In the tradition of Anna Deavere Smith and Sarah Jones, Psalmayene’s multi-character solo performance examines issues of racial identity, the commercialization of revolution, and the state of Hip-Hop culture. Free Jujube Brown! is the thematic sequel to The Hip-Hop Nightmares of Jujube Brown, first presented at the African Continuum in 1997.
Hip-Hop Theatre brings the themes and vocabulary of Hip Hop culture to the traditional medium of theatre. It bridges the worlds of popular and established culture. This story will resonate with audiences of multiple ages and zip codes. The Ipod and the 8-Track generations can come together to witness the world of Jujube.
Free Jujube Brown! will be presented at the Atlas Performing Arts Center at 1333 H Street NE, Washington, D.C. on June 23rd and 24th. Performances will be at 8pm on Friday and Saturday evenings with a 2pm matinee on Saturday. Regular single tickets are $25, student/senior tickets are $15. Group rates for parties of ten or more available. For group rates contact Weusi Baraka at 202-529-5763. For regular tickets, contact the Atlas Box Office at 202-399-7993.
Sunday June 25 at 3:00 pm
DC3: Washington Music, the way it Was and Is!
Washington Musica Viva produces the third in its series of performances celebrating the diversity, history, and creativity of DC area composers, artists, and poets. This program includes Jelly Roll Morton’s “Black Bottom Stomp,” Charley Gerard’s arrangements of “In My Solitude”, “All Too Soon,” and “I’ve Got it Bad (And That Ain’t Good),” by Duke Ellington, and “Song of the Exile” by Ysaye Barnwell, two Rilke songs by Mary Howe, “Tango Afligido” by Michael Strand, “Five Short Pieces” for alto saxophone and piano by Lawrence Moss, and “Memphis” by Charlie Barnett. Performing are Karyn Friedman, mezzo, Rhonda Buckley, saxophone, Ben Redwine, clarinet, Sonya Hayes, violin, Jodi Beder, cello, Steve Tomlinson, trombone, Blair Goins, tuba, and Carl Banner, piano, with featured poet Brandon Johnson. General admission is $20, or $15 for students, seniors, artists and community members. Call the Atlas Box Office at 202-399-7993 for tickets.
ANC 6A ABL Committee Meeting Tonight
What: The Alcoholic Beverage Licensing Committee (they write the VAs & handle othe issues). On tonight's agenda is a proposal to open a new liquor store in the 900 block of H Street.
When: 7pm
Where: Sherwood Rec Center (10th & G). 2nd floor.
In re-reading the original ABL email I realized that I know this liquor store (relocating from the corner of 15th & H Street NW) because it is right around the corner from my office. They stock a variety of liquors, wines & beers (plenty of cheap stuff, but a selection of nicer wines & beers too). The downtown location does not have bullet-proof glass. It isn't a chi-chi wine shop, but it isn't Family Liquor either. It's an average liquor store seeking to move into a fairly saturated market.
Monday, June 19, 2006
DCist: Review of Can a Sista Rock a Mic?
Check out this from DCist on the Can a Sista Rock a Mic? festival. The festival had H Street stops at R&B Coffee (1359 H Street) & the Red & the Black (1212 H Street) this weekend.
The Argonaut Brunches Start Saturday
Starting this Saturday the Argonaut will begin the long anticipated brunch service from 11am-4pm every Saturday & Sunday. It isn't yet clear if the outdoor seating will be open this weekend because they are waiting on the results of a hearing this Thursday. But stop by & check out the new brunch menu.
Red & the Black Opens W/Full Bar Tomorrow!
The Red & the Black pre-window stenciling.
The Red & the Black (1212 H Street NE), which opened for live shows last week, but did not yet have its license to serve liquor, will be fully open (having picked-up its liquor license earlier today) & dispensing a variety of beverages tomorrow night. Read the Post review of the New Orleans style bar & bistro here.
The Red & the Black last year before the painting of Palace of Wonders.
Garden Club Strikes More Treeboxes
The Trinidad-Ivy City Garden Club held another planting Sunday. After a last minute discovery that the treeboxes intended as recipients of the most recent planting were on DPW's (at lease we think it is DPW, but no agency was listed on the no parking signs) sidewalk replacement route (meaning the treeboxes would be pretty roughed up & it would not be a wise time to plant). So the group concentrated instead on more boxes on the 1100 block of Morse & did a rehab (w/new plants) on a large treebox further up Montello (where the sidewalk replacement was already complete).
Saturday, June 17, 2006
Garden Club Holds Last Minute Planting
Sorry for the late notice, but it wasn't really a sure thing until now. The Trinidad Ivy City Garden Club will have a big treebox planting tomorrow at 8am. Meet at the corner of Montello & Morse (Tony's house).
Bikram Yoga Capitol Hill Open June 24th
Info from the comments:
The new yoga studio's website is up.
Grand Opening on June 24th at 7:30pm.
Classes begin June 27th
The new yoga studio's website is up.
Grand Opening on June 24th at 7:30pm.
Classes begin June 27th
Friday, June 16, 2006
WP: Gardened & Glowing in Trinidad
Don't miss this Post article on Trinidad. Pick up a copy in tomorrow's Post.
Thursday, June 15, 2006
H Street Main Street Seeks Volunteers for Festival
H Street Main Street is gearing up for the H Street Main Street
Festival of the Arts coming soon.
This year's Festival of the Arts will include art, entertainment, and
activities for all ages and we want you to join the committee
Exciting volunteer positions are still available for the Festival of
the Arts, and there are vendor spaces available. This year we are
looking for volunteers to help us plan:
• Festival Activities
• Sponsorships
• Promotions
• and much more!!!
Please come out to our first meeting Festival Committee Meeting
Monday June 19, 2006 at 7PM H Street Main Street offices 961 H Street,
NE.
Festival of the Arts coming soon.
This year's Festival of the Arts will include art, entertainment, and
activities for all ages and we want you to join the committee
Exciting volunteer positions are still available for the Festival of
the Arts, and there are vendor spaces available. This year we are
looking for volunteers to help us plan:
• Festival Activities
• Sponsorships
• Promotions
• and much more!!!
Please come out to our first meeting Festival Committee Meeting
Monday June 19, 2006 at 7PM H Street Main Street offices 961 H Street,
NE.
Sidamo Coffee & Tea
We now have a name for the Ethiopian coffee house opening in the 400 block of H Street (417?). Sidamo Coffee & Tea, which replaces a store front church, is conveniently located just down the street from Reader's Lounge (412 H Street). So you can easily pick up an enticing used novel at Reader's and enjoy it over coffee a few doors down.
PSA 504 Meeting Saturday
What: a police service area meeting for psa 504 (includes all of Trinidad)
Where: 801 17th Street (Developing Families Center)
When: 10am-11:30am
Why: A chance to meet neighbors/officers who patrol the area & discuss various neighborhood issues. Frequently a representative from various city agencies is on hand to discuss citizen concerns.
Where: 801 17th Street (Developing Families Center)
When: 10am-11:30am
Why: A chance to meet neighbors/officers who patrol the area & discuss various neighborhood issues. Frequently a representative from various city agencies is on hand to discuss citizen concerns.
Wednesday, June 14, 2006
Info on ATM Kidnapping Sought
A woman was kidnapped after using the drive through BoA atm at 10th & H Street (last night). The police are seeking info. Read the announcement here.
Palace of Wonders & the Red & the Black Make News
The recent mentions:
Going Out Gurus-
The Freaks Come Out On H Street
Daily Candy- A Wonder to Behold
&
Washington Post Editor's Pick- Palace of Wonders
&
Washington Post Editor's Pick- The Red & the Black
Going Out Gurus-
The Freaks Come Out On H Street
Daily Candy- A Wonder to Behold
&
Washington Post Editor's Pick- Palace of Wonders
&
Washington Post Editor's Pick- The Red & the Black
Technical Difficulties
Please excuse Frozen Tropics today as I am using a friend's computer (due to a complete hard drive failure) & she only has Safari & Blogger apparently doesn't like Safari. So I don't have full functionality here (& it's harder to put everything together because it isn't what I'm used to). So this is kind of handicapped mode today & hopefully the noontime trip to the Apple Store will help get things back on track quickly.
************************************
Update
************************************
Apparently my hard drive, though seriously ailing & not able to start up at all for the past 48 hours, was not dead enough. The guys at the Apple store fixed it for free (since everything could be done in house & no new parts were required). If anyone is considering purchasing a Mac, you might want to keep that in mind. My Mac was not convered under any warranty & I don't have Apple Care.
************************************
Update
************************************
Apparently my hard drive, though seriously ailing & not able to start up at all for the past 48 hours, was not dead enough. The guys at the Apple store fixed it for free (since everything could be done in house & no new parts were required). If anyone is considering purchasing a Mac, you might want to keep that in mind. My Mac was not convered under any warranty & I don't have Apple Care.
Tuesday, June 13, 2006
WBJ: DC Homes 38% Overpriced?
Check out this Washington Business Journal article on a new report analyzing housing markets across the country.
Duckings on Parade
I happened to be reading another blog when I came across this story that reminded me of something I saw on Saturday & forgot to mention. I was returning from Home Depot with a friend when I saw (and almost caused a car accident) a mother mallard & 3-4 duckings crossing the street just off Montello. There were some bystanders & I assumed that one might be the owner, but what would a city dweller want with a whole family of ducks? Anyone else sighted these guys?
Test Your H Street Recall
Name the businesses that live in these buildings. 2 rules:
1. No using A9, or any photo databases/apps to get the answer.
2. If you want to walk, or drive H Street to get the answer, that is fine, but you have to admit to it (& any answers obtained [other than by accident] by walking/driving can't be posted until tomorrow morning).
3. The top photo only requires one name, but you've got to give both names for the bottom photo (the blue should make it easy).
Please specify in your answer whether you are referring to the top photo, ot the bottom one.
Good luck!
I Am Crown Fried Chicken
The mystery building is located at 716 H Street NE. Kudos to anonymous for getting this one.
DCist: Red & the Black Opening
DCist has a posting on the opening last night of the Red & the Black (a New Orleans style bistro & bar featuring live music at 1212 H Street).
Monday, June 12, 2006
WP: Yoga in Gentrifying Areas
The Post has this piece on yoga in gentrifying/gentrified areas of DC. The article specifically references the new hot yoga studio (Bikram Capitol Hill) moving to the 400 block of H Street (the spot previously occupied by Luna Laundromat).
Whither the 600 block of H?
Here's the Biz Journal article (referenced in the comments last week) on the sale of the giant government buildings in the 600 block (southside) of H Street. The new plan is supposed to offer mixed use housing/commercial/office space. Sure to be controvesial is the fact that the proposed plans call for the new buildings to stand a full nine stories hight at some points (I beleive the current buildings are five stories at their highest.
The Red & the Black Open Tonight
It's more of a pre-opening. No alcohol tonight, but you can go & listen to the live show. I'm also pretty sure that they will be serving food tonight. 1212 H Street NE.
Friday, June 09, 2006
Can a Sista Rock a Mic? Tickets Available
This week long music festival has two stops on H Street (Friday June 16th @ the Red & the Black -1212 H Street, & Saturday June 17th & R&B Coffee -1359 H Street).
Get your tickets here.
A Message From Palace of Wonders
Received via email:
Friends, family ---
At 7pm tonight, I will be opening "The Palace of Wonders" --- a circus-inspired bar where you will be able to have a drink with friends amidst a collection of oddities and curiosities: from the World's only unicorn to Joseph Merrick, the elephant man! Soon, we will be featuring sideshow performances -- sword-swallowers,
burlesque dancers, and everything from hoola-hoop contests to arm-wrestling competitions. But until then, come enjoy the space and our unique collection! We are located at 1210 H Street NE, about a mile from Union Station. If you need any more info, feel free to call me at (617) 785.5052.
Bring your friends, and pass the word along to anyone you know in DC!!!
Hope to see you all TONIGHT!!!
Getinet
Friends, family ---
At 7pm tonight, I will be opening "The Palace of Wonders" --- a circus-inspired bar where you will be able to have a drink with friends amidst a collection of oddities and curiosities: from the World's only unicorn to Joseph Merrick, the elephant man! Soon, we will be featuring sideshow performances -- sword-swallowers,
burlesque dancers, and everything from hoola-hoop contests to arm-wrestling competitions. But until then, come enjoy the space and our unique collection! We are located at 1210 H Street NE, about a mile from Union Station. If you need any more info, feel free to call me at (617) 785.5052.
Bring your friends, and pass the word along to anyone you know in DC!!!
Hope to see you all TONIGHT!!!
Getinet
HSMS Meeting Tomorrow @ R&B Coffee
What: H Street Main Street Economic Restructuring & Promotions Committees (open to anyone)
Where: 1359 H Street NE (upstairs)
When: 10:30am Saturday June 10th
Where: 1359 H Street NE (upstairs)
When: 10:30am Saturday June 10th
H Street Farmers Market Tomorrow
What: A producers only market (i.e. the sellers are the farmers)where you can buy fruits, veggies, meats, breads, cheeses & more directly from the people that made/raised them.
Where: the middle of the south side of the 600 block of H Street
When: Saturday from 9am-12pm
Live plants are among the items on offer at the farmers market.
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