Zoning variance extension requested for Beacon Center project at Georgia and Quackenbos

Rendering of the Beacon Center from emoryfellowship.org

DC Mud reports that Emory Beacon of Light has requested a two-year zoning variance for the development of its Beacon Center mixed-use project at Georgia Avenue and Quackenbos Street. Construction has been delayed due to changing architects last year (Torti Gallas and Partners took over the project from PGN Architects), resulting in the need for the extension. According to DC Mud, Emory president Hazel Broadnax hopes to break ground by the end of 2012 and complete construction within 24 months.

The current plans, according to the Beacon Center's website:

We will be simplifying the project and building in two phases. Due to the current economic climate, we haven't been able to secure $3 million for the 2-story gymnasium. That interior space will now be multi-purpose ministry space (sanctuary level) with housing units above it. In addition to the 5,700 square feet of retail space, 10,600 square feet of office, meeting and classroom space and two-levels of garage parking with 96 spaces there will be a variety of housing needs accommodated:

Building A includes
15 Transitional Family Housing Units and 45 Affordable Family Housing Units

Building B includes
32 Permanent Supportive Housing for Veterans and 17 Transitional Housing Units for single men

Gray, Bowser, Tregoning to speak on retail revitalization this Thursday at YES! Organic

Please join Mayor Vincent C. Gray,
The D.C. Office of Planning and Streetsense
For a media event introducing

D.C. Vibrant Retail Streets Toolkit
A progressive guide for reviving and invigorating D.C. retail

- Speakers Include -
Mayor Vincent C. Gray, Washington, D.C.
Council Member Muriel Browser, Ward 4
Harriet Tregoning, D.C. Office of Planning
Heather Arnold, Streetsense

Thursday, March 29th - 10:00am
Yes! Organic Market of Petworth
4100 Georgia Avenue, NW

RSVP HERE

Demolition of Brightwood car barn continues in earnest

Having been stalled for several months due to a historic landmark designation application that was ultimately voted down by the Historic Preservation Review Board, demolition of the Brightwood car barn, on Georgia Avenue between Missouri Avenue and Peabody Street NW, continued today. This is the site of one of the six proposed Walmarts in the District.

Walter Reed reuse plan approved by LRA, will be presented at public meeting next week

The final reuse plan for the Walter Reed site was approved by the Local Redevelopment Authority (LRA) at its meeting on Wednesday evening. The plan will be sent to the City Council as a bill for approval before being sent to the Department of Housing and Urban Development.

The LRA voted unanimously to include language in the final plan that will prohibit a bus storage or bus maintenance facility on the site. However, when it was suggested that language prohibiting a streetcar maintenance or storage facility should be included as well, the LRA decided against it, as not enough is known about how the streetcar infrastructure on Georgia Avenue will work. Including language prohibiting streetcar facilities could potentially hurt the system in the future.

As for a timeline for the development, the southeast corner of the site, at Georgia and Aspen, will be first, with construction projected to begin in 2014. The northeast corner of the site, at Georgia and Fern, which is slated for commercial development, is projected to begin in 2018. Planners stressed that these timelines could change according to market conditions. Estimated cost of the entire redevelopment is between $625 and $640 million. More details are available at Housing Complex's report.

The plan will be presented to the public at a special presentation next week:
When: Thursday, February 2, 7:00 - 9:00 PM
Where: Tifereth Israel Congregation, 7701 16th St NW
Childcare will be provided during meeting hours

Link roundup; Walter Reed LRA meeting this Wednesday

The Walter Reed Local Redevelopment Authority (LRA) will hold its penultimate meeting on Wednesday, January 25 at 7:00 pm at Fort Stevens Recreation Center (1327 Van Buren Street, NW). The public is invited to observe the meeting. The LRA Team will present the proposed final Re-use Plan and NOIs for a recommendation vote by the LRA Committee. The Final Re-use Plan will be presented on Thursday, Feb. 2, 7:00 pm (location will be announced at a later date).

Also:

• If you missed the meeting held last night by CM Bowser and Chief Lanier addressing the current uptick in crime in Ward 4, you can read the minutes here.
  
  
• A post from Drink DC about Three Stars Brewing's progress at its new space on Chillum Place NW.
  
  
• Under the new proposed capital budget, Roosevelt High School won't be modernized until 2016, and Coolidge High School will have to wait til 2017. Needless to say, Ward 4 residents are unhappy, and the Post reports that grievances were aired at last week's public meeting on modernization plans.
  
  
• Whether you love it or hate it, there are interesting stories behind the graffiti that you see every time you ride the Red Line (or bike down the Met Branch Trail).
  
  

More information on Takoma Central (formerly Ecco Park)

Via DCMud, further thoughts on the effect Takoma Central, the development formerly known as Ecco Park, will have on our area's growth:

The development may fill in a key gap between the bustle and activity of the Metro station and the quarter-mile walk to Carroll Avenue along Takoma Park's main street with well-kept sidewalks and quaint Victorian-era street lighting.

...

The construction of Takoma Central will go a long way to renovating a corridor on both sides of the Metro line that the District and Maryland have been seeking to make ripe for transit-oriented development projects.

On the West side of the Metro line, the District Office of Planning has (been) looking at possible enhancements to the neighborhood near the dormant Takoma Theater and its surrounds since Anthony Williams' tenure as Washington D.C.'s Mayor.

The Office of Planning's 2002 report shared the puzzlement over why TOD near Takoma Metro wasn't forthcoming. "Neither Carroll nor 4th Street have developed the critical mass of retail, commercial and housing that their Maryland neighbor enjoys, despite being anchored by the most heavily used pedestrian Metro transit station in the District of Columbia."

Ecco Park sold to Federal Capital Partners, plans for "Takoma Central" announced

Federal Capital Partners announced today that they have acquired the project that we've known as Ecco Park. Apparently the name of the development has been changed to Takoma Central. Read the press release after the jump.

New residents and arts spaces could spark Ward 4's 14th Street

Can 14th Street north of Columbia Heights become a lively and successful commercial area once again? A new plan suggests finding spots to catalyze development, possibly including the WMATA bus barn or surrounding properties, and making a piece of the corridor into a place for artists to live and work more cheaply.

This part of DC boomed in the mid-20th century, spurred by population growth and easy access to transit via the 14th Street streetcar line. The corridor began to decline after 1970, as the District's population decreased. As a result, the commercial nodes of central 14th Street have struggled for several decades.

Now, as the city's population begins to grow once again, DC's Office of Planning studied ways to make the area more attractive for residents and businesses, both old and new. After a series of community workshops in 2010 and 2011 with residents and stakeholders of the central 14th Street corridor, OP has released its draft plan and is looking for public comment until February 3.

Who will implement Walter Reed's redevelopment?

At the Walter Reed Local Redevelopment Authority meeting last week, the main topic of discussion was the key implementation phase of the redevelopment. The LRA had asked Victor Hoskins, the District’s deputy mayor for planning and economic development, to perform an analysis of the implementation procedure.

The report (below) details the pros and cons of three different types master developers – a group made up of DC government agencies; a for-profit developer; or an SPE, a non-profit development corporation with DC government Board representation and funded through private capital, federal and other grants.

Hoskins intends to submit the final reuse plan to HUD in March, and HUD's approval is expected by August. LRA director Eric Jenkins said the goal is to have a master developer selected between March and August (a period of time that is craftily referred to in a timeline within the presentation below as “The Sweet Spot”).

The LRA will be dissolved once the final reuse plan is completed; then the city will establish an new LRA to advise on implementation.

“The goal of the ILRA (Implentation LRA) for Walter Reed is to be prepared to sit down with the Army in July to negotiate how the land would be be paid for and work out the terms of conveyance,” said LRA committee member Alice Giancola. “Selection of a Master Developer as a consultant is only one step in the direction of preparing a case for the Army that the City is a reliable buyer.” Going the private developer route would slow down the process significantly because an RFQ and RFP would be required; the SPE option would be also be slow due to the organizational structure and vetting process it would involve. The redevelopment process would be fastest if the District served as the master developer, but that would require the District to produce the funds to purchase the land from the Army...funding that isn't readily available.

Walter Reed Redevelopment Implementation Report

Public meetings on development in Ward 4 tonight and tomorrow night

Four public meetings over the next two nights promise to keep us busy....

Can Small Businesses Survive in Ward 4?
When: Wednesday, December 7, 6:00 – 7:30 pm
Where: Peoples Congregational UCC, 4704 13th Street NW
RSVP: kim@voteformax.com, (202) 695-3444
Sponsored by the Max Skolnik Campaign for Ward 4 Council.
"Given the economic challenges and the decision to locate two Wal-Marts in the Ward, this panel and community discussion will focus on developing a viable small business plan."

Panelists include:
Warren Brown, CakeLove Bakery
Veronica Davis, NSpireGreen DC
Andy Shallal, Busboys & Poets
Kim Weeks, Boundless Yoga
James Kerns, Corehaus
Max Skolnik, Ward 4 Candidate for the DC Council


.....

Ward 4 Thrives monthly meeting
When: Wednesday, December 7, 6:30 pm
Where: Fort Stevens Recreation Center, 1327 Van Buren Street NW
"Deputy Mayor for Planning and Economic Development Victor Hoskins
has confirmed his attendance at this meeting. Our focus is how we can create
a 'win win' situation for the residents and business community in Ward 4."

.....

Walter Reed Local Redevelopment Authority NOI Respondent Presentations
When: Thursday, December 8, 7:00 pm
Where: Tifereth Isreal Congregation, 7701 16th Street NW

"As required by the Base Closure Community Redevelopment and Homeless Assistance Act of 1994, as amended (the Redevelopment Act) and its implementing regulations, the Government of the District of Columbia, the Local Redevelopment Authority (LRA) for the Walter Reed Army Medical Center, requested notices of interest (NOIs) for consideration in obtaining buildings and/or property on a portion of the previously unscreened surplus property at the Walter Reed Army Medical Center.

"The seven (7) new NOI respondents have been invited to each present their vision of their NOI response. Each NOI Respondent will present a brief five-minute summary of its proposed program to the public followed by a general Questions and Answer session. The sole purpose of the NOI Respondent Community Presentations is to provide the opportunity for the community to learn about each NOI proposal. The participation request does not represent an indication of confirmed eligibility or qualification for selection.

"Both Homeless Assistance Providers (HAP) and Public Benefit Conveyance (PBC) organizations will be represented at the community presentation. An executive summary of the presentations can be found at www.dmped.dc.gov under the Walter Reed Icon. Below is the Schedule of Presentations:

Transitional Housing Corporation

National Capitol Veterans Coalition, Inc.

Global Schools Collaborative, Inc.

Washington Latin Public Charter School

Educational Services Overseas Limited FZ LLC

GA Ave Business Improvement District & Development Corporation and the Walter Reed Health Education and Research Foundation

CentroNia"


......

Georgia Avenue Business Association meeting
When: Thursday December 8, 7:00 pm.
Where: Sweet Mango Café, 3701 New Hampshire Avenue NW
"The Agenda:
1). Introductions and Recap of our last meeting and minutes.
Opportunity to highlight progress and insert additional ideas

2). Discussion of organizational structure with guest speaker from Barracks Row Main Street

3). Jump Start Committee Work
Clean Streets and Safety Committee"

Be an advocate for small business development on Georgia Avenue

Georgia Avenue needs advocates. Here are three upcoming opportunities to meet with community leaders, business owners, residents, and other stakeholders who are concerned with the state of Georgia Avenue:


Small Business Talk with At-Large DC Councilmember Vincent Orange
Monday November 7, 7-8:30PM
Peoples Congregational Church, 4704 13th Street NW (near Decatur St.), Corbin Lounge
Hosted by the Georgia Avenue Economic Development Steering Committee to consider a collaborative process to support and develop small businesses.


Brightwood Community Association meeting
Tuesday, November 8, 7 pm
St. John's United Baptist Church
6343 13 St. NW (intersection of 13th and Tuckerman)
According to the Brightwood Community Association announcement: "As many of us have noticed, there are a number of vacant properties along Georgia Ave in Brightwood. After talking to people on both sides of the Walmart divide, I got the sense that those opposed to Walmart weren't opposed to development, just against Walmart specifically. Those in support of Walmart weren't particularly big fans of Walmart, but just wanted something there instead of nothing. There are other vacant lots and closed stores along Georgia Ave. Some, like the former Blockbuster Video store at 6428 Georgia Avenue, have been empty for quite some time. Before something else comes that forces us to react, we can take the initiative and go after what we want.

"We, as the citizens living in Brightwood, want to play a major role in the development of our local commercial corridor. To that end, the next few meetings are going to be dedicated to bringing in information, gathering ideas from all of you, forming a plan and taking action.

"We've invited the Executive Director of the Old Takoma Business Association, Roz Grigsby, to speak to us about OTBA's methods as a community and an association, what has worked and what hasn't.

"We will also hear from Laine Cidlowski of the Sustainable DC Project, who will share info on the city's new Sustainable Plan launched by the Office of Planning and District Department of the Environment. Laine will discuss how we citizens can get engaged in the process and share some of the sustainable considerations in the Walter Reed redevelopment."


Georgia Avenue Business Association meeting
Thursday, November 17, 7:00 pm
GII Restaurant & Lounge
2632 Georgia Avenue NW
This is the second meeting of this new organization, with the goal of bringing all of Georgia Avenue's business nodes together in order to advocate for creating a stronger business environment for the entire corridor. The first meeting went well, with about a dozen business owners and residents brainstorming ideas. All Georgia Avenue business owners and stakeholders are encouraged to attend, get involved, and help shape this advocacy organization.

Atlantic Cities on Georgia Avenue; yoga in Petworth; DC Grey Market on Kennedy Street

Catching up after a busy week at the Railvolution conference and wanted to pass along a few news items of interest:

-- An Atlantic Cities piece (which originally appeared on the National Resources Defense Council's staff blog) poses the staggering question "Is Gentrification Always Bad for Revitalizing Neighborhoods?" A significant chunk of the post is devoted to Georgia Avenue issues. Here's a taste:

The Georgia Avenue Walmart, one of four likely to be built in D.C., could unfortunately pose a threat to just the kinds of businesses that the city and residents are hoping to attract and support. An economic impact analysis prepared by Public and Environmental Finance Associates and filed with the city found that “there is every reason to anticipate” that the store “will cause substantial diversion of sales from existing businesses in . . . immediate and nearby neighborhoods, and from elsewhere in the District,” particularly increasing the probability that existing supermarkets could close as a result of lost business. (The report does not appear to be online, but I was furnished with a copy.) Nonetheless, the city’s planning office has found the proposal “not inconsistent” with the city’s comprehensive plan, and is allowing the massive store to go forward, apparently concluding that economic impact is not an issue the office was allowed to consider in the review process.

In other words, if citizens really want a community-oriented process for revitalization, they need the city to fix the planning and zoning process pronto.

More hopeful for Georgia Avenue, perhaps, is a report that the city is considering building the corridor’s new streetcar line, which had been put on the back burner, sooner rather than later. In the meantime, the community development task force has created a history trail and is sprucing up blank walls with murals and empty storefronts with art projects. The idea is to bring a sense of pride and progress that will make the neighborhood more pleasant while helping to attract the right kind of investment. “We do want new people along Georgia Avenue,” one of the task force leaders told Borden, “but we want to make sure that the people who want to stay can stay and shape Georgia Avenue in the way we want.” I'm hoping that the task force will be a strong, responsible, and influential voice as new businesses and people come to the corridor.

-- Prince of Petworth reports that the former funeral home at 4815 Georgia Avenue (next door to the Jones Haywood School of Dance) is being converted to a yoga studio, Golden Heart Yoga DC.

-- DCist reports that the DC Grey Market will hold its fourth event tomorrow, Saturday October 22 from 3-7 pm at 1365 Kennedy Street NW. That's a residential building, which I believe has a common space in its basement, which I believe is where the market will be held.

Georgia Avenue, it's time to start talking about streetcars

One main takeaway from last night's meeting of the Walter Reed Local Redevelopment Authority (LRA) committee meeting was that the city is considering moving the Georgia Avenue streetcar project along more quickly than we expected. This is due to developer interest in the site, and the fact that the 25 or so developers that have met with planners Perkins + Will have all mentioned that the streetcar will be an essential economic development catalyst. LRA director Eric Jenkins said that this could result the Georgia Avenue streetcar being moved from Phase 2 to Phase 1 in the streetcar rollout. Read Housing Complex's report for more information.

Councilmember Bowser pointed out that since residents in the area surrounding Upper Georgia Avenue have thought that the streetcar was such a long way from happening, there's been little public dialogue about them, as there has been in Ward 8. Though I've never been to any of the Ward 8 streetcar meetings, from what I've heard some have been quite heated. Time to start discussing streetcars, Ward 4 residents.

The other subject that came under much discussion was concern for how long the site will be vacant before we see the major redevelopment projects begin, particularly since the LRA will cease to exist once the planning phase ends. The LRA made a motion that will require the city to provide an analysis of how the development phase will be implemented; the analysis will be due in one month, in time for the next meeting of the LRA. Victor Hoskins has his work cut out for him.

Walter Reed Local Redevelopment Authority (LRA) meeting tonight @ Fort Stevens Rec

The Walter Reed Local Redevelopment Authority Committee will meet tonight. This is the first LRA meeting since the finalization of the District's new boundaries; a report on last week's community meeting will be included. LRA meetings are open to the public under the Sunshine Act, however there will be no Q&A period and the public will not have the opportunity to speak; if you have a concern that you wish to be addressed, the LRA representative for Brightwood is Arlene Davis, who can be reached via email.

When:
Thursday 10/13, 7:00pm until 9:00pm.

Where:
Fort Stevens Rec Center, 1327 Van Buren St. NW (between 13th & 14th Streets)

Walmart signs lease on Curtis Chevrolet land; community benefits advocates spurred to further action

Report from the Washington Post's Jonathan O'Connell:

Of the four sites in the District where Wal-Mart announced that it would like to open its first stores in the city, the one on Georgia Avenue has generated more controversy than the other three combined.

Opponents of the store have held rallies, gathered petition signatures, put up yard signs, made T-shirts, written letters to elected officials and filed a request for part of the site to be declared historic.

Which is why some Wal-Mart watchers were surprised to learn that the chain has signed its first lease in the city for the Georgia Avenue store, where it plans to open in a former Chevrolet dealership at the corner of Georgia and Missouri Avenues in Northwest.

Local opposition to Wal-Mart, generally led by organized labor and anti-poverty advocates, has centered around the Georgia Avenue store for good reason. Of the four sites it is the only one in the midst of a deeply rooted residential neighborhood. The location is also adjacent to many small businesses — prompting concerns that some local shops could suffer — and it is at an intersection that is already wracked by traffic.

But as a development, the Ward 4 store is easiest. There is no public land involved and no apartments or other stores being built above or below it. It’s really just a Wal-Mart.

Where is the city government on all this? District officials and Wal-Mart representatives have been discussing a “community benefits agreement,” but no announcement has been made.

“We haven’t heard anything from the mayor about how the negotiations are going,” said Mackenzie Baris, lead organizer for DC Jobs With Justice.

She said with the Georgia Avenue lease in place, she was done waiting and had begun asking members of the D.C. Council to hold hearings on legislation that would make the chain’s entrance into the city much more difficult.

“The mayor is clearly not moving quickly enough to make sure that community benefits are in place before these stores are finalized,” she said.

First of new series of Walter Reed redevelopment planning sessions: Wed., 10/5/11, 7pm, Ohev Shalom

(If, like me, you've received not one but two phone calls from America Speaks representatives reminding you of the importance of attending these sessions, you can probably skip this post.)

The first in the new series of Walter Reed redevelopment planning sessions is tomorrow evening. All residents and stakeholders in the neighborhoods surrounding Walter Reed's campus are encouraged to attend.

When:
Wednesday, October 5, 7-9 pm
Where:
Ohev Sholom - The National Synagogue.
1600 Jonquil Street NW, Washington, DC

RSVP here.

For those of you who didn't attend the planning sessions that were held last spring, or who have never attended a session conducted by America Speaks, they're very inclusive and interactive, with a facilitator present at each table to ensure everyone gets heard (and also to ensure smooth, neighborly communication). Mary Lauran passed on this video that will give you an idea of how an America Speaks town hall meeting works.

Yet another hole appears in the Brightwood Car Barn wall

I took the above photo this morning. Work is clearly continuing, despite the fact that the building is pending historic landmark status and no raze work is supposed to be done before the October 27 hearing with the Historic Preservation Review Board.

Walmart assured me via Twitter that work had, in fact, stopped. I replied that that's not the case. The rep has yet to respond:

Work seems to be continuing on Brightwood Car Barn, despite pending landmark status

I noticed late last week that a garage door and part of a wall have been removed from the Brightwood Car Barn, despite the fact that the structure is pending historic landmark status and therefore is not supposed to be razed prior to the Historic Preservation Review Board's hearing on October 27. For comparison, this is what the wall looked like before last week:

Walter Reed has closed. Now is the time for residents to patronize Georgia Avenue businesses.

The following note was posted to the Shepherd Park listserv yesterday; it expresses much of what I've been feeling lately. There are a lot of cool businesses in Ward 4 that are well worth your patronage.

Since the decomissioning of Walter Reed Sept. 15, business at many of
the retail and restaurant establishments on Geogia Avenue going north
to the Maryland-D.C. line has dropped 20 percent, and more in some
cases. I have been told of layoffs, curtailed hours, and lack of
customer traffic in the past week and a half -- and this is down from
the reduced level of business activity as Walter Reed started winding
down earlier this year.
 
This, I believe, is the time for us as citizens, residents and
neighbors to make a conscious effort to redirect our dollars toward our
businesses along Georgia Avenue. This could challenge our
long-established spending habits. Would you otherwise think about
switching beauty or nail salons? Or where you get your medicines? Where
you go out to dinner or get some takeout or delivery? What about where
you buy gasoline? (For me, megaspills in Alaska and the Gulf of Mexico
ordinarily deter me from going to Exxon or BP, although my head tells
me the guy at the cash register had nothing to do with it.)
 
But to look at it differently, reduced revenues at the Georgia Avenue
businesses give our own money more relative clout. This is our chance
to make the kind of Georgia Avenue that we want to see. And I would
rather see business succeedeing (even if it requires struggle) than
businesses collapsing. Let's be friends of, and friends to, Georgia
Avenue; it will benefit them, and us, both short term and long term.


Rhode Island Avenue NE faces a lot of the same issues as Georgia Avenue. See this post from the Rhode Island Avenue Insider blog: The key to redevelopment is supporting our local businesses:

A local developer/property owner recently told me that the communities around RIA have a reputation among the small business/developer community as not supporting the local businesses on RIA. Whether or not this is true, perception is reality. Small businesses like to take chances with other small businesses, so if the ones that are among the first to come to RIA to take a chance are not supported and fail, we can nearly guarantee that others will see this area as not worth their investment. We, as a community, need to change this perception.

Support Ward 4 businesses.

City Gear banner goes up at 6233 Georgia Avenue

A follow-up to my report on the old Arrow Cleaners space becoming a sporting goods store: with the recent display of the pictured banner, the store revealed itself to be a City Gear. This will be City Gear's second location; their first store is located at 1538 North Capitol Street NW, just south of the Florida Avenue intersection. Their wares consist mainly of sneakers and athletic apparel.