Housing Complex » Hine Junior High School

Is 90 Feet Too Tall For Pennsylvania Avenue?

Lydia DePillis — Fri, 22 Apr 2011 22:56:50 +0000

Really, it's not all that large. (Stanton/Eastbanc)

All the judgments are in on preliminary designs for the former Hine Jr. High School, as interested parties ready themselves for its hearing before the Historic Preservation Review Board next week. They all have various issues with the architectural quality of the designs, which will be refined over the coming months. But the most fundamental question is one of size: How big is too big for such a prominent site across from a metro station and the historic Eastern Market?

At the moment, Stanton/Eastbanc's plans call for an office building on 7th and Pennsylvania that would rise to seven floors, or 88 feet. According to the Capitol Hill Restoration Society, that's "simply too tall and too large to blend gracefully with its Capitol Hill neighbors." The Eastern Market Metro Community Association agreed, insisting that the developers stick to a height limit of 60 feet, as endorsed by ANC 6B two years ago.

The staff of the Historic Preservation Office, however, wasn't so worried. "Given the breadth of the wide avenue, the relative hierarchical importance of this building in the totality of the project, and the site's frontage on a L'Enfant square and adjacency to a Metro station, additional height in this location is not inappropriate provided that the building is otherwise designed to 'enhance the character of the district and respect its context,'" reviewers wrote, recommending only mild setbacks on the top of the building.

I'm inclined to trust the HPO on this one. This isn't 1850. Metro stations are only as useful as the things that exist there to go to. And from everything I've heard, Barracks Row and Eastern Market retail could really use daytime traffic from the number of office workers this building would house.

But putting height aside, the mentality that everything should stay the same as it's always been–and that if there must be new things, that they blend perfectly in with their surroundings–is even more egregiously on display in EMMCA's demand that developers scrap plans for retail on 8th Street based on their psychoanalysis of what Pierre L'Enfant would have wanted (italics in the original).

L'Enfant probably envisioned, on his first visit to what was to become Washington, this 8th Street SE carrying commerce north from the river, then turning left at Pennsylvania Avenue SE and continuing to carry this neighborhood's commercial district to the U.S. Capitol. Logically, that meant L'Enfant intended residential on D Street north of Pennsylvania Avenue. We can stand at the intersection where L'Enfant stood today, and see what he had in mind. If ANC 6B and HPRB does not act, however, that historic opportunity will be gone forever, as the relationship between commerce and residence, the commercial and public ties between the U.S. Capitol and this busy commercial street, the intersection where the residential neighborhood meets Capitol Hill's main commercial district, will be clouded and blurred by this incursion of commercial along the 700 block of D Street.

That, dear readers, is one of the most absurd things I have ever heard. The L'Enfant plan is valuable, to be sure, but if it were so sacrosanct as EMMCA suggests, the entire city would be frozen in amber–certainly not the thriving metropolis it's starting to become.

Find all the above referenced documents here.

How Much Should Developers Pay for Surplused D.C. Buildings?

Lydia DePillis — Thu, 24 Jun 2010 10:54:14 +0000

4800 Nannie Helen Burroughs Avenue NE, sold for $1. (Google Maps)

When the District wants to offload real estate, there are lots of rules about how the city must prove that it indeed no longer needs the property, how the developers have to bid on the property, for how much the resulting units of affordable housing can be sold, how much of the work must be done by small and minority-owned businesses.

One of the things that seems less cut-and-dried is the purchase price.

Topher Mathews over at Georgetown Metropolitan has some good thoughts on the Hurt Home, which is to be disposed for a mere $1.37 million–though it's assessed at almost $9.5 million. He comes down more or less in favor of the action, considering the amount of money that the developer, the Argos Group, will need to pour into the building in order to create sellable units. Yes, the fiscal impact statement says that the District's assets will be reduced by quite a bit through offloading the property at such a bargain price, but in this case it's better to start collecting property taxes than to spend District money to redevelop.

That's neither the least nor the most the District wants to dispose properties for.

Consider two other buildings in that batch. 4800 Nannie Helen Burroughs Avenue, a not-much-to-look-at brick building out in Deanwood, is assessed for $525,000. But the city is deeding it to Charliemay LLC for all of $1, in a deal that will result in 3,000 square feet of retail, 6,000 square feet of office space, and 70 affordably priced residential units, 23 of them priced at 30 percent of area median income.

Then there's M.M. Washington High School at 44 P Street NW, valued at $12 million. The city is proposing to sign a 99-year ground lease for $1 per year, and will issue $6.4 million worth of bonds for the development. In exchange, the developer will agree to build 80 to 90 senior apartments, only ten percent of which will be priced at market rate, and 15,000 square feet of community space.

For both of these, it's unlikely a developer would take on projects with those kinds of affordability restrictions if they had to buy the buildings outright.

For the Stanton/EastBanc project at the Hine Junior High School at 301 7th Street S.E., however, the price is a little steeper: an annual rent of 5 percent of the value of the property. At $21 million assessed value, that comes out to a little over $1 million per year. In return, the developers get to build 97 condos, 35 apartments, potentially a 100-room hotel, and office and retail space. Over 20 years, the disposition analysis estimates that the District could collect over $126 million in tax revenues on the mixed-use development.

The last properties in the batch still under consideration by the Council are the West End Library and Firehouse, to be disposed to a group including EastBanc, the Warrenton Group. They're valued at $12.2 million and $17.8 million respectively, but a proposed price hasn't yet been made public.

All of these are delicate calculations of how much value the District can get away with while still making it worth a developer's while to meet the needs of the neighborhood. It's valid to keep an eye out for sweetheart deals, and hold developers accountable for what they've been given. But sometimes it's worth the taxpayers' while to give things away for free, or close to it.

National Leadership Campus Loses Hine Opportunity

Ruth Samuelson — Fri, 24 Jul 2009 13:51:40 +0000

Late yesterday afternoon, the city announced it had once again narrowed its list of developers competing to redevelop Hine Junior High School's site near Eastern Market.

From four finalists, only one group got the axe: The National Leadership Campus, a non-profit concept, backed by billionaire Peter B. Lewis, chairman of the Progressive Corporation.

At a June public meeting, the NLC group didn't present a proposal, so much as an idea. While other developers showed off elaborate renderings and, in one case, brought along a restauranteur and hotel chain representative interested in the site, the NLC group unveiled an image with some blob-like building shapes, and invited the community to help with further planning.

Many Capitol Hillers called the presentation half-baked.

The remaining three groups will be submitting final proposals by early August to the DC government. "A selection could be made as soon as the end of the month," states the city press release.

“Each of these teams presented great ideas for this important site,” said Deputy Mayor Valerie Santos in the press release. “These three proposals were the closest in line with the Capitol Hill community’s preferences for redevelopment because they all called for a mix of neighborhood-serving retail, new housing and great public spaces.”

ANC Refuses to Pick Favorite Hine School Development Proposal

Ruth Samuelson — Wed, 01 Jul 2009 16:53:28 +0000

Last night, Capitol Hillers testified before ANC 6B about the various development proposals—promoting hotels, retail, housing, and subsidized non-profit office space—for the Hine Junior High School site, an important parcel between Pennsylvania Avenue and Eastern Market on Capitol Hill.

The ANC had planned to pick out a favorite and pass their choice onto the city. That didn't happen though.

Two clear front-runners emerged, according to Ken Jarboe, ANC vice chair. Those testifying seemed divided into three groups:

"One third was in favor of Stanton, the other in StreetSense, and the other didn’t specify a preference but had specific concerns and criteria," says Jarboe.

Ultimately, the ANC decided to just write up a list of twelve criteria—regarding building heights, the size of proposed hotels, etc.—that would be submitted to the city.

(I'll post that when I receive it.)

"From my point of view, I can’t support any of the proposals at this point. There are a number of good things...I think all the proposals are going to have to juggle to stay within what we want," says Jarboe.

The city will be inviting some of the developers to submit revised plans, according to ANC chair Dave Garrison, though he didn't think they'd be presented to the public for comment.

Here's more information on all the plans:

Normal 0 MicrosoftInternetExplorer4

Plan 1:The Looks Familiar Plan, The Bozzutto Group/Scallan Properties/Lehr Jackson Associates/E.R. Bacon Development, LLC/Blue Skye Development/CityStrategy, LLC

Plan 2:The Plan Without a Plan:National Leadership Campus/Western Development Group

Plan 3:The Fancy Stuff Plan: StreetSense/DSF/Menkiti Group

Plan 4: The All-Knowing Plan: Stanton Development Corporation /Eastbanc Inc./Autopark Inc./The Jarvis Companies/Dantes Partners

Speak Out on Hine School Development Tomorrow

Ruth Samuelson — Mon, 29 Jun 2009 19:39:34 +0000

Tomorrow, the public is invited to comment on the various development proposals promoting hotels, retail, housing, and subsidized non-profit office space for the Hine Junior High School site, an important parcel between Pennsylvania Avenue and the shiny, new Eastern Market on Capitol Hill.

It's so important, in fact, that nine development teams originally competed for the land, 200 people showed up to see the finalists, and I've written about the Hine site, oh, 10 or so times in the last few months.

The meeting tomorrow is hosted by ANC 6B, which will vote in support of one of four remaining proposals by the gathering's conclusion. The general public comment period for the Deputy Mayor for Planning and Economic Development has been extended to July 10, according to ANC chair David Garrison.

Is there a clear favorite already? Depends how you evaluate.

"We’ve received a lot of e-mails in support of the Stanton proposal," stated Garrison, "But I can’t judge whether that represents broadscale community support, or just a more organized effort."

Local community group EMMCA (Eastern Market Metro Community Association) seems to be favoring a plan by StreetSense/DSF/Menkiti Group, which I termed "The Fancy Stuff Plan."

It's "the most respectful and reflective of our historic neighborhood" with "the lowest height and massing along Eighth Street, in an effort to preserve the street’s residential character," according to a note on the group listserv stating various pluses.

The other proposals come from the National Leadership Campus, a plan for subsidized non-profit office space and subsidized housing for non-profit workers; And a plan conceived by The Bozzutto Group and others (the image is above).

The meeting will be held at 7 p.m. tomorrow at the Old Naval Hospital, 921 Pennsylvania Ave SE. Normal 0 MicrosoftInternetExplorer4

Hine School Plan 4: The All-Knowing Plan

Ruth Samuelson — Fri, 12 Jun 2009 17:54:41 +0000

On Wednesday night, four developers—finalists whittled down from a group of ten—presented plans for projects on the site of Hine Junior High School, down the street from Eastern Market.

The All-Knowing Plan (Presentation PDF, Pt.1 Pt.2):
Stanton Development Corporation/Eastbanc Inc./Autopark Inc./The Jarvis Companies/Dantes Partners

Stanton's presentation was all about reminding Capitol Hillers that the developers already knew them.

Architect Amy Weinstein showed off all her past buildings and projects in the area—and then explained the mindset a designer should have approaching Eastern Market development. Tips: You have to be able to envision the streetscape. You have to understand the Victorian era itself (something about politics, immorality, sex and architecture).

The development plans included pictures of an internal courtyard, residential and retail development and most noticeably a large space for Capitol Hill's Shakespeare Theatre Company. Stanton has worked on a variety of past projects in the immediate vicinity, as well as the refurbishment of The Willard Hotel downtown.

"This is the only RFP we've ever responded to. I hope our buildings are so great, you will want to restore them in a hundred years, not destroy them—like the Willard," Kenneth Golding, a developer with Stanton.

Hine School Plan 3: The Fancy Stuff Plan

Ruth Samuelson — Thu, 11 Jun 2009 20:20:32 +0000

Last night, four developers—finalists whittled down from a group of ten—presented plans for projects on the site of Hine Junior High School, down the street from Eastern Market.

The Fancy Stuff Plan:
StreetSense/DSF/Menkiti Group

DSF may be based in the Boston area, but they know how to impress the locals. Kimpton Hotels is already interested in opening up a 80-room hotel on the site and Robert Wiedmaier, 2009 Rammy Chef of the Year, wants to do the cooking there.

Wiedmaier was at the meeting, staying quiet until called upon to explain his concept during a later Q&A. He said he envisions a restaurant that's something of a cross between downtown's Brasserie Beck and Alexandria's Brabo. Not too fancy, the "kind of place you eat three times a week," Wiedmaier said (...if you wine and dine senators?)

In addition, DSF said they had a letter of intent from Busboys and Poet man Andy Shallal to open up a place.

DSF's plan also includes 235 units of housing, 20,000 square feet of open space and 40,000 square feet of retail. The Tiger Woods Foundation—originally a competitor at the site—wants to be "part of our strategy," said one team representative. Plus the tax revenue will be "compelling."

Hine School Plan 1: The Looks Familiar Plan

Ruth Samuelson — Thu, 11 Jun 2009 15:42:52 +0000

Last night, four developers—finalists whittled down from a group of ten—presented plans for projects on the site of Hine Junior High School, down the street from Eastern Market.

The Looks Familiar Plan (Presentation PDF)
The Bozzutto Group/Scallan Properties/Lehr Jackson Associates/E.R. Bacon Development, LLC/Blue Skye Development/CityStrategy, LLC

Last night, I was wracking my brain trying to figure out what this plan reminded me of. Could it be Columbia Heights? Not quite. Friendship Heights? No.

Then, I opened up the group's PDF presentation*, and noticed a picture of The Whitney at Bethesda Theatre, a past project for Bozzuto. Ah yes, that's what it looks like: Downtown Bethesda!

The plan calls for 56,000 square feet of retail, 30,000 square feet of office space, 350 underground parking spaces, six luxury townhouses, a specialty grocery store, and a 237-unit apartment building— "not to create a tourist area, but to solidify this as a shopping area," according to one developer representative.

Eastern Market's open air flea market would move to C Street, which would be closed off for pedestrian traffic on the weekend.

*Sorry, it's not loading into the post.

Hine School Development Plans Unveiled

Ruth Samuelson — Thu, 11 Jun 2009 15:11:21 +0000

Last Wednesday evening, at least 200 people showed up to Tyler Elementary School to hear from four teams—a list sliced down from 10—vying to redevelop Hine Junior High School near Eastern Market.

Already, there is a neighborhood watchdog group EMMCA: Eastern Market Metro Community Association, which was established to ensure this development meets their set criteria (and boy do they have criteria!).

Several meetings have been scheduled to solicit community input and comments, according to ANC 6B Chair David Garrison, who spoke at the beginning of the meeting.

On June 23, there will be a hearing at the Old Naval Hospital at 7 p.m. to which the four development teams will be invited. And the following Tuesday, on June 30, the there will be another ANC meeting to collect testimony from individuals. The ANC will then make a recommendation by July 1. Here are the proposals:

Plan 1:The Looks Familiar Plan, The Bozzutto Group/Scallan Properties/Lehr Jackson Associates/E.R. Bacon Development, LLC/Blue Skye Development/CityStrategy, LLC

Plan 2:The Plan Without a Plan:National Leadership Campus/Western Development Group

Plan 3:The Fancy Stuff Plan: StreetSense/DSF/Menkiti Group

Plan 4: The All-Knowing Plan: Stanton Development Corporation /Eastbanc Inc./Autopark Inc./The Jarvis Companies/Dantes Partners

Hine School Short List Gets Shorter

Ruth Samuelson — Mon, 08 Jun 2009 22:13:26 +0000

The District has cut two more developers from its short list of teams interested in taking over Hine Junior High School on Capitol Hill. The first "short" list was pretty extensive: Six teams down from ten, at this very popular site right next to Eastern Market.

Now, gone are Quadrangle Development and EQR (Equity Residential). Developers will present plans on June 10th at 6 p.m. at Tyler Elementary School.

1. Quadrangle Development Corporation/CapStone Development, LLC
2. Amber Real Estate/Holladay Corporation/Widewaters Group, Inc./PGN Architects
3. StreetSense/DSF/Menkiti Group
4. EQR (Equity Residential)/Mosaic Urban Partners
5. EYA/Neighborhood Development Corporation
6. The Bozzutto Group/Scallan Properties/Lehr Jackson Associates/E.R. Bacon Development, LLC/Blue Skye Development/CityStrategy, LLC
7. National Leadership Campus/Western Development Group
8. Tiger Woods Foundation
9. Stanton Development Corporation/Eastbanc Inc./Autopark Inc./The Jarvis Companies/Dantes Partners
10. Mix at Eastern Market: Donohoe Development Company/Holland

Image by Bill on Capitol Hill, Flickr Creative Commons