Potential Greenleaf "Build-First" Site to Receive Budget Funding

Back in February, Ward 6 Councilmember Charles Allen attended the monthly ANC 6D meeting and one of the topics brought up was the redevelopment of Greenleaf. Allen stated his preferred “build-first” site to be the DCFEMS Apparatus Division station at Half and M streets. Under a "build-first" model, the first phase of construction would be at a site outside of the Greenleaf footprint and residents would move into this new building before demolishing any portion of the existing Greenleaf buildings so no one is displaced during the redevelopment. During the planning phase of Greenleaf’s eventual redevelopment, a study by HR&A Advisors stated that DC-owned sites near Greenleaf would be easiest to use as “build-first” sites, with the DCFEMS repair shop and MPD First District parking lot at Delaware Avenue and M Street identified as the best sites to use for this purpose. 

To move the process along, Allen, as chair of the D.C. Council’s Committee on the Judiciary & Public Safety, allocated $1 million in the District’s FY 2019 budget to start the schematic design and design development phases to build a replacement DCFEMS Apparatus Division facility (also in the DCFEMS budget for Southwest is a new Harbor Patrol facility at the Wharf, with funding allocated in FY 2023 and FY 2024). While this funding will start the process for designing the new maintenance facility, a site has not been identified yet. The Council committee recommends that DCFEMS "move swiftly to identify a site for the new Fleet Maintenance Facility." Under Mayor Bowser’s FY 2019 budget proposal, $47 million in funding for the replacement facility was pushed back to FY 2024, which was previously allocated in FY 2022 and FY 2023. The delay puts in jeopardy the use of the Half and M streets site as a “build-first” site for Greenleaf. 

A RFQ for the Greenleaf redevelopment was issued in December 2017 and a RFP was supposed to be released in March, with a selection to be made this month, but the RFP has been delayed. The ANC sent a letter to DCHA earlier this year requesting a meeting with Greenleaf residents should be held prior to the issuance of the RFP to keep the community in the loop regarding the agency’s process to redevelop the public housing complex.

Greenleaf Redevelopment RFQ Released

After years of planning and delays, DCHA released a Request for Qualifications back in December for a co-developer to redevelop Greenleaf, the 15-acre public housing project that straddles M Street. Greenleaf was built in 1959 and currently contains 493 public housing units spread over 23 buildings.  

According to the RFQ, the development objectives include the following: 

• The redevelopment will replace all 493 existing units at the same level of affordability. 
• The redevelopment will minimize the movement of residents – to the greatest extent possible, residents will move directly from their old unit to their new unit. 
• There will be zero displacement of current Greenleaf residents. 
• There will be a mix of market-rate, affordable, and possibly workforce housing. 
• Public safely will be improved with increased activity on streets and public spaces. 
• The redevelopment will integrate into the surrounding community. 
• The redevelopment will support the development of human capital, assisting with such things as job opportunities and supportive services programs. 

The phased redevelopment concept for Greenleaf by HR&A Advisors has been designed with a mix of high-rise and townhomes. The high-rise buildings would be concentrated along M Street and Delaware Avenue with the townhomes further away from those two streets. Some retail is anticipated as well along M Street. A unique feature of the redevelopment will the the use of the "build first" model, which would allow the project to proceed without displacing Greenleaf residents. The first phase of development would use a site near the Greenleaf footprint to build a mixed-income building. Once residents move into that first building, it will free up land within Greenleaf to start demolition and development. DC-owned sites that were identified as having the best potential to do build first include the MPD First District parking lot along Delaware Avenue and the DC FEMS Repair Shop at the NW corner of M and Half streets. While the HR&A report suggested a build first site be selected prior to releasing the RFQ, a site has not been chosen yet. 

It will take several years to redevelop the site and will probably be done in at least six phases. The deadline to submit proposals for the RFQ is February 1. Then in early March, a RFP will be released to a short list of developers who responded to the RFQ. The winning co-developer partner is expected to be selected by June and a contract will be negotiated with DCHA.

Renderings courtesy of HR&A Advisors  

Belated Review of Third Greenleaf Planning Meeting

There was a Greenleaf community meeting back in the summer which gave an update on the long process ahead to redevelop Greenleaf as a mixed-income community. There were two other community meetings in March 2016 and October 2015 where input was gathered on the redevelopment plan. 

In order to start the redevelopment process, the Housing Authority has made a commitment to using a “Build First” model, so existing residents are not displaced from the neighborhood while the public housing complex is redeveloped over the next several years. Two nearby publicly-owned sites have been identified as potential candidates to build the initial phase of the redeveloped Greenleaf. One is the parking lot adjacent to MPD’s First District headquarters at the northeast corner of Delaware Avenue and M Street. The other site is the DC FEMS Engine 7 repair shop at Half and M streets. 

Greenleaf boundaries in orange; pins show potential "Build First" sites

The preliminary development plan developed by the consultant HR&A Advisors would first involve the construction of a mixed-income building at the selected “Build First” site so some of the existing residents can move there to allow for a phased demolition of the existing Greenleaf buildings, starting with the townhouses along M Street. In the preliminary development plan, there are a mix of housing types and heights. Generally, the building heights are highest along M Street and taper down to the north and south. The redevelopment of the 15-acre site is split into four blocks: 

• Block A is bounded by 3rd Street to the west, Delaware Avenue to the east, M Street to the south and L Street to the north. An affordable seniors/disabled 11-story apartment building with 272 units would be built along M Street with about 15,000 SF of ground floor retail. The northern portion of the block would be developed with a mixed-income nine-story multifamily building with 214 units. 
• Block B is bounded by 3rd Street to the west, Delaware Avenue to the east, L Street to the south and K Street to the north. The west portion would have about 37 townhouses and the east side of the block would be a seven-story multifamily building with about 207 units, with some townhouses on the lower floors. 
• Block C is bounded by 3rd Street to the west, Delaware Avenue to the east, K Street to the south and I Street to the north. The west portion would have about 37 townhouses and the east side of the block would be a mid-rise multifamily building with about 340 units, with some townhouses on the lower floors. 
• Block D is bounded by Delaware Avenue to the west, King-Greenleaf Recreation Center to the east, King Greenleaf Ballfield to the south and M Street to the north. On the northwest portion of the block, an 11-story building would be constructed along Delaware Avenue with about 320 units and 7,000 SF of ground floor retail. A second 11-story multifamily building would be constructed on the northeast portion of the block – this one would have about 420 units, with some townhouses on the lower floors. The south portion of the block would include 42 townhouses. 

Excluding the “Build First” phase of development, nearly 1,900 units would be built at Greenleaf, replacing the existing 493 units of affordable housing and adding a significant amount of market-rate housing. Nothing new has happened since the July meeting, but the next step in the process is to come to an agreement with the District on a site to do “Build First.” Following that, the redevelopment plan needs to be finalized and then the Housing Authority will issue a RFP to select a developer partner.

Homeless Shelter Site Shifted to Unity Health Clinic Parcel

The DC Council voted today to move the proposed Ward 6 shelter site from a parcel adjacent to Blind Whino to the Unity Health Clinic site at 850 Delaware Avenue. The change was prompted by broad opposition by community members of the Blind Whino site, especially by residents of neighboring Capitol Park IV.  Since the site was privately owned, it would have required the District government to lease the shelter building, raising the cost. During the Council review of Mayor Bowser's Homeward DC plan to close DC General by creating homeless shelters in all eight Wards, all of the proposed privately-owned sites, including Ward 6, were changed to District-owned parcels. For a time, the proposed Ward 6 shelter was not going to be in Southwest at all - a site was identified at 200 K Street NW, but ultimately due to legal issues with that site, the Unity site was selected.

According to a statement by Ward 6 Council Member Charles Allen's office, Unity Health Clinic will be rebuilt as part of the deal:

The 850 Delaware Avenue, SW site was identified early on by the Southwest community as a possible alternative to the initial proposal at 700 Delaware Avenue, SW. In addition, this location has more favorable zoning and is large enough to accommodate up to 50 units of housing. Further, after constructive conversations with the Mayor and her team, the city has committed to replacing and rebuilding the community health center located at that site, and has also committed to protecting and preserving critical Greenleaf public housing through a Build First model of redevelopment as prioritized by the Southwest community.

An initiative by the CBCC several months ago called for the Unity site to be used as a seniors' housing/health complex as a first step in redeveloping Greenleaf under a Build First model. As a result of the Council's actions, a new District or Federally-owned parcel in Southwest will need to be used to implement Build First at Greenleaf.

Over 1,800 Mixed Income Units Could be Built at Greenleaf

At last Saturday’s second Greenleaf community meeting, consultants from HR&A Advisors revealed a potential redevelopment plan for Greenleaf, which calls for a phased redevelopment of the 15-acre public housing complex. The plan would rebuild the 493 units of public housing that currently exist at Greenleaf as well as another 1,374 units of market-rate housing, in a mix of 1-, 2-, 3-bedroom and townhome units. Since many of the existing Greenleaf units are townhomes, a portion of the replacement Greenleaf units will also be townhomes. 

There were six main design ideas that were followed by the consultants and planners from Perkins Eastman: 

1. Make significant public places – Greenleaf abuts Lansburgh Park north of M Street and Greenleaf Recreation Center to the south 
2. Build on existing and historic street network 
3. Construct higher density first 
4. Re-connect across M Street 
5. Enhance connection to emerging neighborhoods: Waterfront Station, The Wharf, Capitol Riverfront, Ballpark District 
6. Integrate market and affordable housing – 30% affordable on each redeveloped block 

The preferred redevelopment option would be to build the first phase outside the Greenleaf footprint, but in the vicinity, so Greenleaf residents won’t need to leave the community. A “Build First” model is something many in the community have advocated for and has the support of the ANC and the DC Council. Several District and federally-owned sites were identified as possible locations for building the initial phase of 127 units under the “Build First” model. This would allow the redevelopment of the block of 38 townhomes between L and M streets to proceed without displacing residents because the families in the townhome units can be moved to the new off-site building. 

The initial phase inside the Greenleaf boundaries would be a high-rise building on the north side of M Street with 271 units for seniors, with the potential for ground floor retail. Once that building is complete, the current seniors building on the south side of M would be replaced with another high-rise with 662 units of mixed income housing, including flats and townhomes on the first two levels. Phase three on-site includes 240 units – townhomes where the Greenleaf mid-rise building is now and a high-rise on the north end of the block between L and M streets. After that phase is complete, a mix of 336 mid-rise and townhome units can be built on the block between K and L streets. Development would conclude with more mid-rise and townhome units (336 units) on the northernmost block between I and K streets. 

This is just a preliminary plan and could change before the final plan is released this summer. A third community meeting will be held in May where the plan will be fleshed out further. Construction is still several years away, but having a framework will allow the Housing Authority to seek a developer partner to help bring the vision of a mixed income Greenleaf to reality.

The redevelopment plan for Greenleaf sounds very similar to one posted three years ago today on this blog...the only difference is the current plan is NOT A JOKE. The Housing Authority could have hired me to write the plan! :-)

Greenleaf Redevelopment Community Meeting TOMORROW!

A second community meeting to discuss the latest on the redevelopment of Greenleaf will be held tomorrow from 11am to 2pm. The meeting will take place at the SW Family Enhancement Center at 203 N Street. DCHA is spearheading the redevelopment of Greenleaf, despite not receiving a HUD grant back in 2013. At the first community meeting in October, five design principles were laid out to guide redevelopment: 

1. Utilize a mix of tall and low buildings. 
2. Create a well-defined public green space. 
3. Use trees to beautify, help make place, and create a healthier living environment. 
4. Connect the new Greenleaf to other areas of the city. 
5. All new construction must first and foremost be exemplary urban architecture. 

An additional community meeting will be held before the final master plan is completed around the middle of this year, with an RFP to be released later in 2016.

Greenleaf Redevelopment Meeting Summary

A public meeting was held last month by DCHA, master planner Perkins Eastman, and consultant HR&A Advisors to discuss the redevelopment of Greenleaf. Unfortunately I was out of town, but slides from the October 24 meeting have become available. From what I’ve heard, over 100 people attended the meeting at Westminster Presbyterian Church, including Greenleaf residents, the greater Southwest community, and public officials. 

Greenleaf stretches 15 acres across several city blocks on either side of M Street and includes 493 public housing units in 23 buildings. The majority of the units are 2BR apartments, but the mix ranges from 1BR up to 5BR units. 

The purpose of the Greenleaf Redevelopment Plan is to develop a vision for the redevelopment of the Greenleaf community. It will also inform the criteria DCHA uses to evaluate redevelopment proposals from private developers. In addition the plan will establish the feasibility of different approaches based on community goals, market studies, financial feasibility, design guidelines, and the construction plan. At the meeting, there were five design principles discussed which will be used in the redevelopment of Greenleaf: 

1. Utilize a mix of tall and low buildings. 
2. Create a well-defined public green space. 
3. Use trees to beautify, help make place, and create a healthier living environment. 
4. Connect the new Greenleaf to other areas of the city. 
5. All new construction must first and foremost be exemplary urban architecture. 

The October meeting was the first chance for the greater Southwest community to get involved in the redevelopment process, but Greenleaf residents have been engaged over the past year or so. The redevelopment plan will be created over the next 6-9 months with two additional community meetings planned in the interim. The final plan is expected to be completed sometime in mid-2016. After that, an RFP will be released, which will take another 6-9 months to receive responses, get community input, and select a winning developer. Then, developer negotiations will take a year to 18 months to complete, but design and permitting can be done concurrently. After that construction can begin on the first phases, which can take 2-3 years to complete. Other phases will be completed depending on market conditions.

“Build First” Model for Greenleaf Redevelopment Gaining Steam

The ANC voted unanimously on Monday on a resolution, sponsored by 6D-03 commissioner Rachel Reilly Carroll, called “Resolution in Support of Avoiding the Displacement of Public Housing Residents During the Redevelopment of Public Housing Buildings in the Southwest Neighborhood,” which supports a “Build-First” model for Greenleaf’s eventual redevelopment. The resolution urges DCHA, the DC City Council, and the Office of the Mayor to form an Interagency Working Group within the next 30 days to evaluate the feasibility of executing a “Build First” strategy utilizing one or more of the 21 publicly-owned parcels in Southwest identified during OP’s recent Southwest Neighborhood Plan process. In addition, the ANC would like at least one commissioner to serve on the Interagency Working Group and to report on its progress and findings at least once a month to the Greenleaf Neighborhood Advisory Group until redevelopment commences. 

In previous cases across the city where public housing complexes have been redeveloped, current residents were moved to other public housing complexes in the city or given vouchers while redevelopment occurs and once the new housing is built, some of the residents who meet eligibility standards are allowed to return. In the case of Capper Carrollsburg in neighboring Navy Yard which was redeveloped through HUD’s Hope VI program, it’s been about a decade since the old buildings were demolished and many former residents remain displaced. In contrast, a “Build First” model allows development of other parcels in the vicinity of the area to be redeveloped first so residents move only once, then redevelopment can occur. In theory “Build First” a great idea, but in practice it is difficult to implement since there usually isn’t enough land available or the political will to do it. 

The CBCC, along with other neighborhood groups have been working for months on how to implement a “Build First” strategy for Greenleaf, so existing residents are not displaced from Southwest while the public housing complex is redeveloped over the next several years. Ward 6 Council member Charles Allen has also expressed support. As the ANC resolution states, there are 21 publicly-owned sites in Southwest that could potentially be used to help meet this goal. One of the components of Greenleaf is a seniors building on Delaware Avenue and M street, and displacement would be more of a hardship to this population, so the focus has been on finding a site to build a mixed-income seniors building. The Unity Clinic site at Delaware Avenue and I Street has been identified as a potential location for such a complex, combining health services and mixed income seniors housing. While the three-story Unity Clinic building is a historic landmark, there is the potential to build residential on top of and on land adjacent to the clinic. 

Don’t forget there will be a charrette tomorrow afternoon hosted by DCHA regarding Greenleaf’s redevelopment from 1-3pm at Westminster (400 I Street), which is open to the public.

Greenleaf Charrette Rescheduled

The Greenleaf charrette that was planned for September and postponed has been rescheduled for Saturday, October 24. At this meeting, the public will learn about the latest news regarding the redevelopment of the sprawling public housing complex, which includes the Greenleaf seniors building and mid-rise building on the south side of M Street and Greenleaf Gardens Extension on the north side of M Street. In addition, participants will work with planners to draft the project guidelines of the redevelopment. 

This is one of a series of meetings that the District of Columbia Housing Authority (DCHA) will be holding where the community can participate in redevelopment planning for Greenleaf. CHA hired HR&A Advisors and other firms to develop a feasible redevelopment plan for Greenleaf, which will be completed by the end of 2015. Once the plan is adopted, then DCHA will work with a private developer to bring the plan for a mixed income community to fruition. The meeting will be held at Westminster Presbyterian Church (located at 400 I Street) from 1-3pm.

Greenleaf Charrette Planned for Saturday - POSTPONED

On Saturday morning, there will be a charrette to discuss the redevelopment of Greenleaf. At this meeting, the public will learn about the latest news regarding the redevelopment of the sprawling public housing complex, which includes the Greenleaf seniors building and mid-rise building on the south side of M Street and Greenleaf Gardens Extension on the north side of M Street. In addition, participants will work with planners to draft the project guidelines of the redevelopment. 

Back in 2013, DCHA applied for (but did not receive) a $500,000 HUD Choice Neighborhoods Planning Grant to help plan for the redevelopment of Greenleaf. Despite the setback, DCHA is moving forward with planning since the Greenleaf buildings are more than 50 years old and are near the end of their useful lifespan. Since then, DCHA hired HR&A Advisors and other firms to develop a feasible redevelopment plan for Greenleaf, which will be completed by the end of 2015. Once the plan is adopted, then DCHA will work with a private developer to bring the plan for a mixed income community to fruition. Back in 2013, there was a five-year timeline to redevelop Greenleaf, but that was before DCHA did not receive the HUD grant, which delayed the process. 

The charrette will be held at the Southwest Family Enhancement Center at 203 N Street from 10am to 12pm.

Update 9/10: The charrette has been postponed. Once a new date has been set, I'll let you know...