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  

Randall PUD Revisions Submitted

Now that Lowe Enterprises has been brought on as a developer partner in the redevelopment of Randall School on I Street to a mixed-use project, revisions have been made to the previously approved (and recently extended) PUD. One major change to the previous PUD is the removal of an annex building for the museum, which results in a larger courtyard separating the historic Randall School building and the proposed apartments. In addition, the design of the apartment building has been revised to further open up the courtyard – a portion of the wings of the apartment building was pulled away from the historic building. The courtyard will be open during the day and closed at night with gates. 

West view of courtyard

The east and central buildings will contain an approximately 32,000 SF modern art museum. The museum entrance has been shifted to the east building, which will allow the center building to be fully restored. Originally, a restaurant was planned in the east building’s auditorium, but instead this space will contain museum space with larger pieces of art, as well as ancillary retail (café, bookstore, gift shop). A mix of commercial, retail, and non-profit uses are still planned in the west building, but a mezzanine level will be added to increase the amount of usable space. 

Museum entrance moved to east building

Meanwhile, the residential entrance will now be in the center of the apartment building on H Street. The number of units have been reduced from 520 to 489 units. While the number of units have been reduced, the percentage of units set aside as affordable will remain – 20% of the units will be set aside as affordable to households earning up to 80% of Area Median Income. Most of the units will be apartments, but a portion may be built as condos. The parking garage entrance has been moved to the northeast corner and a total of 301 spaces are planned. The ground floor of the apartment building might include retail/service uses and two-level units might be created. Penthouse configuration and trellis placement are also changing slightly. The Bing Thom-designed apartment building has been refined by Beyer Blindle Belle, simplifying the façade to allow balconies and to further distinguish the historic Randall buildings from the new construction.

Former design 

Current design

If approved, abatement of the historic buildings are expected to start in late 2018, then demolition of the non-historic portion, which would likely put the start of construction in 2020. 

Renderings courtesy of Lowe Enterprises

Buzzard Point Update

Over the weekend, the District transferred control of the D.C. United stadium site in Buzzard Point to the team, according to The Washington Post. The District was responsible for assembling the land, razing the existing buildings, and utilities upgrades. A revised PUD application was released over the summer and the team will be facing the Zoning Commission in November. If the stadium plan receives approval, construction can begin in early 2017. As a result, the scheduled opening of the new stadium has now slipped a few months to at least June 2018. The team will likely have to plan an extended road trip in the first part of the 2018 MLS season before they can play their first match in their new home since they intend to leave RFK at the end of the 2017 season. 

Meanwhile, construction continues at the new Pepco Waterfront substation, with the steel frame of the south side of the building now up. Road closures around the construction sites of the stadium and the substation are now in effect, limiting access to the area. The substation is scheduled to be completed in 2017. 

Akridge has revived their marketing for 100 V Street, the seven-acre site they own just south of the stadium site (the site was originally nine acres – two acres were taken by eminent domain for the stadium project). 100 V Street is now planned as a 2.4-million SF mixed-use development (it previously was planned as an ideal location for a federal tenant pre-soccer stadium). The site is just north of the former Coast Guard headquarters building, which will be redeveloped by a team of developers including Akridge to a mixed-use project called Riverpoint with rental apartments, condos, and retail. 

The new owner of the site to the east of the Riverpoint project has renamed the proposed condominium Peninsula 88. A press release was sent last month stating the new name and that plans were submitted to the Zoning Commission (the plans are not yet available online). Even though the architect remains the same as what it was under the previous owner, the design has been changed. Part of the site is currently being used as a flower farm, which was featured in The Southwester. Construction on the condo project is expected to start in 2017.

Renderings courtesy of D.C. United and Akridge

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 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...

Westminster Looking for Developer Partner

Today, Westminster Presbyterian Church released a Request for Qualifications (RFQ) to find a partner to redevelop its property at 400 I Street. The church property is a rectangular parcel just under two thirds of an acre located north of Waterfront Station and two blocks from the Waterfront metro. The church does not own the landscaped area that fronts 4th Street – it’s District owned land, but it is looking to purchase the land to increase the footprint of the parcel. Westminster is looking for the following in their space: 

• Sanctuary/Worship - 7,000 SF 
• Multi-purpose dividable room - to allow seated event for 600 people (Sanctuary/Worship included in this space) 
• Commercial kitchen - 1,000 SF 
• Office space - four separate (150 SF each) 
• Session (Board) meeting room - one of which able to accommodate 20 tabled persons 
• Mail/Copier/Computer room - 300 SF 
• Storage space - 500 SF 
• Parking - 25 spaces 

In addition, the church wants the following out of the development: 

• Affordable housing component 
• 2,500 SF restaurant located street level 
• Workforce Development Center 
• Community center space 
• Maintain and enhance church mission and programs 

Westminster is following the lead of other SW churches including St. Augustine’s and St. Matthew’s in offering up their land in exchange for new sanctuary space. St. Augustine’s has partnered with PN Hoffman, where construction will soon be underway on a 108-unit mixed income condo building and a new sanctuary at The Wharf development. Meanwhile, St. Matthew’s is working with Trammell Crow, who will replace their sanctuary and build a 200-unit apartment building.

New St. Augustine's

New St. Matthew's

 

RFQ responses are due by 5pm on July 25th. The next step would be to release a Request for Proposals (RFP) to a short list of developers and then choose a developer partner.  The chosen developer would be able to enter a long-term lease agreement with Westminster for their land (although there is an option to purchase) and could build multifamily housing on the remaining land that isn't occupied by a new Westminster church. The current zoning for the parcel is R-3, but the Office of Planning is recommending through the Southwest Neighborhood Plan that the church parcel should be rezoned from moderate density residential to medium density residential with low-density commercial.

Renderings courtesy of MTFA Architecture and Shalom Baranes Associates

South Capitol Shopping Center Redo Closer to Reality

The Washington City Paper's Housing Complex Blog reported last week that the South Capitol Shopping Center in Bellevue will be one step closer to being redeveloped after the D.C. Council approves a bill to close a public alley in Square 6172, located within the project's blueprint. Back in December 2008, CityInterests LLC, the developers of the planned revamped shopping center complex, received tax increment financing (TIF) worth $8.8 million to build what is described as:

A 530,000-square-foot $108 million project to replace South Capitol Shopping Center, a strip of stores in the 4000 block near the District’s southern tip that currently includes Domino’s Pizza, Mai’s Nails, a liquor store and Jackson Hewitt tax service. It would include 220 residential units, 85,000 square feet of office space, 500 parking spaces and 47,000 square feet of retail.

Framework Plan Takes Shape

Within the past month, both the National Capital Planning Commission and the U.S. Commission of Fine Arts have approved the final version of the Monumental Core Framework Plan: Connecting New Destinations with the National Mall. The goal of the framework plan is to revitalize federal areas adjacent to the National Mall in order to better connect the Mall with the city and waterfront. These areas include the SW Rectangle, East Potomac Park, NW Rectangle, and Federal Triangle. Back in August, Southwest...TLQTC did a post describing the SW Rectangle portion of the draft plan. Not much has changed in the final version, but it appears that the infill opportunities near the Capitol and along the Center Leg Freeway (I-395) were dropped from the plan. Those areas are covered in a separate plan called House Office Buildings Facilities Plan and Preliminary South Capitol Area Plan. The framework plan calls for several improvements in the SW Rectangle, the most significant being the transformation of 10th Street into a gateway between the National Mall and the Southwest Waterfront. Currently, 10th Street is too wide, uninviting, and at its northern edge, the Department of Energy’s Forrestal Building complex straddles the street, blocking the view of the Smithsonian Castle. At the southern edge of 10th Street, Banneker Overlook is an underutilized asset that offers spectacular views of the Washington Channel and East Potomac Park, but access to the waterfront is limited. Starting from the north, the framework plan calls for narrowing 10th Street and redeveloping the 20-acre Forrestal Building complex as federal office space, with ground floor retail, cultural space, and gardens. The plan calls for temporarily moving DOE from the Forrestal complex to another highly visible site within the monumental core. In order to get the ball rolling quickly…the wrecking ball, that is…my idea would be to move most of DOE to Constitution Center at 7th & D Street while the Forrestal complex is redeveloped. Constitution Center has over 1.3 million vacant SF of newly renovated space in a secure environment, right on top of the L’Enfant Plaza Metro, and it’s aiming for LEED-Gold certification. Sounds like a good temporary fix to me!

Here is a rendering of what the 10th Street corridor and the redeveloped Forrestal complex could look like, from the Monumental Core Framework Plan. In the background is the Smithsonian Castle.

Above is a rendering of street-level retail that could be developed along 10th Street at the Forrestal complex, from the Monumental Core Framework Plan.

There would also be infill development at privately-owned L’Enfant Plaza and at the U.S. Postal Service headquarters, both of which flank 10th Street. Southwest…TLQTC did a post back in February showing some preliminary renderings of what new construction developer JBG has planned at L’Enfant Plaza. Along the east side of 10th Street, their plans call for two new office buildings. Originally, the National Children’s Museum was to go on the site, but now that museum will be built at National Harbor in Prince George’s County. In addition, JBG has plans for an extended-stay hotel on D Street and an apartment building in the air-rights above 9th Street. The redevelopment of the U.S. Postal Service HQ would likely come later in the process. Perhaps at the intersection of 10th Street and Maryland Avenue, there could be a monument honoring Benjamin Banneker. (The rendering at the top of this post is a south view of the redeveloped 10th Street, looking towards Banneker Overlook, from the Monumental Core Framework Plan.)

At the southern end of 10th Street, Banneker Overlook could support a cultural institution or major memorial. A water feature of some sort would remain and a grand staircase would lead down to the Southwest Waterfront, where PN Hoffman and Struever Brothers have big plans of their own.

Above is a rendering of the vista of the Southwest Waterfront from Banneker Overlook, from the Monumental Core Framework Plan.

Other aspects of the framework plan call for restoring Maryland Avenue as a grand boulevard in the same vein as its sister street – Pennsylvania Avenue, as well as reconnecting streets by decking over freeways and rail tracks that cut through the neighborhood. However, the 10th Street transformation is seen as a top priority. In today's Washington Business Journal, it was reported that the Federal City Council, a group of influential city leaders, has thrown their weight behind the 10th Street plan and have called it a priority for connecting the National Mall with the SW Waterfront. The next step, according to the Council, would be to do a feasibility study of the 10th Street corridor.

South Capitol Project is Recipient of Neighborhood TIF

The Washington Business Journal and DCMud report today that three DC retail projects were awarded neighborhood tax increment financing (TIF). Up until recently, most TIF funds were only available for downtown projects, but the city is looking to revitalize blighted neighborhood commercial corridors using TIF. One of those projects is located in Bellevue, along South Capitol Street on the east side of the Anacostia River. From the WBJ: "CityInterests LLC will get $8.8 million for a 530,000-square-foot $108 million project to replace South Capitol Shopping Center, a strip of stores in the 4000 block near the District’s southern tip that currently includes Domino’s Pizza, Mai’s Nails, a liquor store and Jackson Hewitt tax service. It would include 220 residential units, 85,000 square feet of office space, 500 parking spaces and 47,000 square feet of retail. Chris LoPiano of CityInterests said he has a letter of intent for 50,000 square feet of office space and is in negotiations with a pharmacy and plans to open a small grocery store as well."

Update on St. Matthew's Evangelical Lutheran Church Redevelopment

If you haven't been past 222 M Street in a few months, you may not have noticed that St. Matthew's Evangelical Lutheran Church has been demolished. The old church building was razed back in May so a new church, community center, and apartments can be built. In the interim, St. Matthew's is sharing space with the congregation at St. Augustine's Episcopal Church on 6th & M Street. I recently contacted Pastor Huber of St. Matthew's to get an update on the progress at redeveloping their site. St. Matthew's is teaming up with Trammell Crow and CSG Urban Partners on redeveloping 222 M Street. Internationally recognized architecture firm BBG-BBGM will design the project - another local Southwest project the architects have recently designed is the Mandarin Oriental Hotel. The redevelopment will include three components (1) a new St. Matthew's Church, (2) the Thurgood and Cecilia Marshall Southwest Community Center, and (3) an apartment building. The pastor hopes the new church will include a Fellowship Hall for community meeting space, as well as a sanctuary that could accommodate theatre and performances, in a partnership with Arena Stage. The community center hopes to include the following: a coffee shop called "Sacred Grounds", a day care center, a computer lab, thrift shop, multi-media classroom, community outreach center, and a Southwest Youth and Children's Choir. The apartment project, as planned, will include approximately 195 units - 15% of which they hope will be workforce housing. The development team still needs to get zoning approval and submit a PUD before construction can begin. Pastor Huber says they hope to have their submission to the Zoning Commission done soon. I'll be tracking further progress of this project and once renderings are available, I'll be sure to post them.

Special thanks to Pastor Huber for his assistance with reporting on this redevelopment project.

Update on SW Waterfront Project

At tonight's SWNA meeting, Elinor Bacon from ER Bacon Development, one of the development partners of the Hoffman-Struever Waterfront, LLC team, gave an update on the progress at the SW Waterfront redevelopment project. They are trying to get the Land Disposition Agreement struck between the city and the development team, so they can go into the design phase and begin construction. The bill is still pending in the DC Council. A hearing is supposed to be held in Councilmember Brown's Committee of Economic Development on October 6th. Bacon expects the bill to pass the council within the next two months, so by early next year, the development team can get started on the design process. A $198 million bond was approve for infrastructure improvements in July as stated in one of my prior posts, as well as what's planned at the site. The timetable for development is as follows:

2009: Design process to begin

2011 - 2013: Construction of phase I (the central part of the site where hotels, office, and residential will go)

2013 - 2015: Construction of phase II (the northern part of the site near the fish market and where most of the retail will go)

2015 - 2017: Construction of phase III (the southern part of the site closest to the existing residential neighborhood, where there won't be as much activity)

The rendering is from the development team's website.

Progress at Waterfront Station

In Wednesday's Real Estate Bisnow, the feature story is the progress at Waterfront Station, the redevelopment of the Waterside Mall at 4th Street and M Street. According to the article, the massive hole in the ground as seen from this web cam will reach grade in the next couple of weeks. So far, Safeway and CVS have signed long-term leases and the development team is working with Bank of America. Those same three tenants are the only ones that currently exist at the site. CVS and Bank of America were moved to temporary trailers in the parking lot in the wake of construction, while the Safeway is in a separate building that will be torn down once the new 55,000 SF urban concept Safeway opens in 2010. Demolition of the old Waterside Mall occurred on November 1st, 2007. Here is a photo of the stripped interior of the Mall the day of demolition:

Here's a photo of the gold-painted wrecking ball taking down a portion of the east side of Waterside Mall:

The first two office buildings that will house two DC Government agencies (the Office of the CFO and DCRA) are expected to open in 2010, along with two residential buildings. The residential buildings will be created from reskinning and retrofitting the existing office towers that once was home to the EPA. A reopened 4th Street will also run through the middle of the site.

Waterfront Webcam

Two webcams have been set up showing the excavation progress at the Waterfront site over the past eight months. Demolition looks to be just about complete at the old Waterside Mall, a failed town center development built in the sixties. Piledrivers are still on site as excavation is ongoing. The Office of Tax & Revenue and DCRA are already signed up as tenants in 500,000 SF of office space that will be part of phase one of this redevelopment by Forest City Washington and Vornado.