Abdo New York LLC Lost and Gone Forever

Its funny to think that even after development plans have been pronounced dead, after they've left our tangible world and been abandoned by their mortal purveyors, they apparently live on in planning-review purgatory. But today the ghosts of Abdo’s long-forgotten Arbor Place plans, and overly ambitious project calling for as many as 3,500 residential units, 148,120 s.f. of retail, and 4,294 parking spaces, were vanquished forever from the planning process, as the Zoning Commission dismissed the case with a unanimous vote of 6-0 after developers played hooky to the second of two subsequent hearings last week. May this lost density rest in peace.

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DC Zoning Code Greens Up For the Holidays

As the Zoning code stands currently, grand roofs and landscaped public terraces are a great way for developers to woo the members of the Zoning Commission into granting their project approval, but they aren't specifically required amenities. In a lengthy and layered attempt to retool important aspects of the Zoning code, the Office of Planning has proposed a new requirement dubbed Green Area Ratio (GAR). Travis Parker, Development Review Specialist with the Office of Planning, says that this specific subsection of their review is one of more significant proposals: "it's a new requirement trying to improve air quality, the heat island effect, and storm water management in the city." Currently developers have limits to the amount of space their building(s) can occupy on any give lot, but it's technically up to them how they decide to use that leftover space. The new GAR stipulations would be flexible. "Developers will have options," says Parker, "whether it is green roofs or planting trees, but it requires developers to have an impact on the greening of the city."

Like LEED Certification, developers would earn a certain amount of points by including sustainable green features in their design: plantings, vegetated walls and roofs, and permeable surfaces. Through their planning decisions, developers would have to aggregate a certain amount of points depending on the scale of the development project. Bonus points can be earned for use of native plants, urban farming, and harvested storm water irrigation systems. Specifics on the point system, and the calculation of GAR can be found here.

The new rules would apply to all new new buildings requiring a Certificate of Occupancy, as well as buildings requiring a C of O and undergoing significant additions, alterations, or repairs. A more in-depth discussion with the Zoning Board on the merits of OP's GAR proposal will take place February 28th. The Zoning Commission will continue to hold preliminary hearings on the various other subsections of OP's Zoning Review through next summer, with a comprehensive final action hearing not likely to take place until the winter of 2011. Any new rules wouldn't be enforced until early 2012, "at the soonest" says Parker. Still, with development action poised to pick up as the market stabilizes, the time is ripe to lock in greener regulations as the city looks to grow more dense.

Washington D.C. Real Estate Development News

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Big Bear Cafe Mauled By Angry ANC Members

Every hipster's favorite independent coffee house seems to be tangled up in a web of bureaucratic tape as it attempts to expand its business; and nagging NIMBY'ers don't seem to be aiding their cause. The Bloomingdale-based Big Bear Cafe's recent attempts at getting a proper liquor license, along with its appeal to the local ANC for their support in such endeavors, have been heavily covered by local blogs. But for fans of Big Bear Cafe the news being reported hasn't exactly been peachy. Last week ANC 5C lettered a harshly worded official report voicing the commission's strong and unanimous opposition to Big Bear Cafe's liquor license application. The letter accused Big Bear of, among other things, "operating illegally" (without proper zoning documentation) since 2007. It seems these allegations were a bit sensationalist in nature, and generally inaccurate. Owner Stuart Davenport and the Department of Consumer and Regulatory Affairs (DCRA) confirmed that the premise has grandfathered permission to operate as a commercial entity, having existed as a zoning exception for over a century.

But as Davenport and Big Bear look to expand their operations, they've petitioned the Zoning Commission for a map adjustment that would grant their property C-2-A status (currently zoned as 4 - A residential), thereby allowing more leeway in the business's efforts to increase capacity numbers, to freely expand onto the sidewalks and public space, to hold musical events, poetry readings, and the like, and to sell beer and wine to customers. Zoning officials were not much more sympathetic than the rabble rousing ANC commissioners. On Monday Zoning agreed to set down a public hearing of the applicant's case, but did so with stonewalled faces, and seemingly obdurate concerns. One panel member expressed his reservations about what might happen if the potentially C-2-A-zoned property changes hands in the future. "Theoretically it could be torn down and rebuilt ten feet higher," he worried. "We've seen that happen, where a skinny apartment building is constructed in the midst of several row houses, and it just doesn't fit - it doesn't work." Board member May, proved he too had been watching the local blog forum drama unfold when he timidly said: “There are some legitimate concerns in the neighborhood about the use of this property. The existing use seems to be a very comfortable fit…but gee, a liquor license there, or a sidewalk cafe? I’m not sure.”

Foregoing the normal prerequisite ANC support, the Alcoholic Beverage Regulation Administration (ABRA) heard Big Bear Cafe's request for a liquor license early on the morning of the 26th. If approved Big Bear would be able to please customers who might want a little whiskey in their coffee. Liquor could be served until 1AM outside and 2AM inside on Friday and Saturday. On weeknights, patrons could enjoy their cocktails until ten in the evening. No ruling on the case will be made for 60 to 90 days, as ABRA must allow time for a subsequent "status hearing" and potentially a "protest hearing" if complications and objections cannot be solved through party mediation. It seems that any chance of making it safely through the ABRA application process is heavily reliant on Big Bear's ability to quell the local ANC's fears of their neighborhood quickly deteriorating into the mass hysteria of a late night in Adams Morgan. The time frame also allows for the applicant to negotiate the zoning map amendment process prior to its reappearance before ABRA. Another Commission hearing has yet to be scheduled, and won't happen for at least another 40 days.

These melodramatic happenings don't just make for juicy blog content, they also have serious implications. One question that arises from the flames: how can such a popular business that has faithfully served the community for several years - in an area that has a dismally minuscule number of retail and restaurant options - be so angrily opposed by residents? Big Bear Cafe was even granted the Mayor's 2009 Environment Excellence award. Granted, that sounds like a meaningless certificate a third grade teacher would give to make sure all her students felt appreciated, but still! Another logical question is: why is the ANC bestowed the authority to raise such a hissy fit? It seems the large majority of the community is in support of the business's plans (600 signed a petition in support of the liquor license application), but the ANC has given a symbolic megaphone to a minority of elected curmudgeons in opposition. When an organizations only real power is to say no to things, it's apparent that they are more likely to conjure the zeitgeist of prohibition-era attitudes in order to play devil's advocate. How can residents expect property values to improve if amenities like restaurants, bars, and markets are not readily incorporated into the community? For awhile at least, patrons of Big Bear Cafe will have to settle for a caffeine induced buzz, or go elsewhere.

Washington D.C. Real Estate Development News

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Georgetown University vs. Georgetown Residents

Georgetown University is knee-deep in planning and development this summer. Today, Spiros Dimolitas, Senior Vice President and Chief Administrative Officer of Georgetown University released an open letter to (angry) neighbors about the University's 2010-2020 Campus Plan.

You see, every ten years, the District requires the University and the Medical Center to outline all future infrastructure and development projects for the upcoming decade. Georgetown's 2000-2010 plan expires this year on December 31st, and while the changes being considered are not drastic, the review offers an opportunity for the community to address other issues they have with the university, which usually involves off-campus students.

Andy Pino from GU's Public Affairs Office tells DCMud that work first began on 2010-2020 plans in 2008. A final plan has yet to be submitted to Zoning and the University will continue "to have conversations with members of the community" before that happens.

Looking forward to Fall 2010, public Zoning Commission hearings about proposed projects such as "...renovations to the Medical Center, improvements to Kehoe Field’s roof" as well as "road construction" that will allow the Georgetown University Transportation Shuttle (GUTS) buses to turn around on campus, should prove to be contentious.

And because the chance to weigh in on University activities only comes around every ten years, residents of the neighboring Georgetown and Burleith communities seem to be seizing the opportunity to try to force the University's hand on some undergraduate housing issues.

The Burlieth Citizens Association and the Citizens Association of Georgetown have joined forces to petition Planning and Zoning to oppose the 2010-2020 plan unless the University takes action to stop "the already alarming conversion of single-family homes to group rental units" off campus. Over the next ten years, Georgetown expects to increase student enrollment by 3,200 or more, and the community would like an on-campus housing solution so that they can stop absorbing the run-over flip cup tournaments.

Georgetown officials maintain that there are no plans to increase enrollment for undergrads, that they already "house 84% of their undergraduate students on campus, which is the highest proportion of on-campus undergraduate housing of any university in the city other than Gallaudet" and that the average age of the students they're talking about enrolling is 28 "and many are married or live alone."

The community maintains that the 16 percent of undergraduates living in their neighborhoods are annoying, and anyway if the University wants to let anyone else come to their school, mature or otherwise, they need to come up with a plan to house the ones doing keg stands on the front lawn.

Washington, DC Real Estate and Development News

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Douglas Buys Time for Waffles

Last night, Douglas Development's plans for the former Waffle Shop at 1000 F Street received a time extension, saving his "Up Against the Wall, LLC" from an expired zoning approval. Along with architect Shalom Baranes, Douglas received approval in April 2008 to relocate the historic eatery now just two blocks from Metro Center, and in its place construct a large office building. Since that time the art deco 1950s Waffle Shop closed and recently reopened as a tourist's delight, filled with "I heart DC" shirts and Obama memorabilia plates.

Douglas's planned 11-story building would bring 91,000 s.f. office space with 6,000 s.f. of ground-floor retail to an L-shaped amalgamation of lots. Plans also include the renovation and relocation of the two-story Waffle Shop now on the site - reassembled on another site. HPRB had initially granted Douglas's request to destroy the eatery, despite the dearth of retail downtown and the vacant storefronts downtown at the time, but later reneged on that offer thanks to community outcry. The developer committed to moving the shop to a new location intact within five years of the approval; two years, down three to go, an alternate location has yet to be publicly announced.

During their 2008 testimony at the Zoning Commission, the project team said it had been pursuing a project at the location for nearly nine years, finally convincing the property owner to sell in 2005 and closed in 2006. Douglas development's Paul Millstein described the importance of F Street and its continued renaissance to the firm, "we have a passion for F Street...this building represents much more than just a building to us."

Architect Shalom Baranes explained that his design was emphasizes the "verticality" of 10th and F Streets. The facade is planned to feature two surfaces - a "masonry curtain wall" and a "transparent, more prismatic form" to articulate the volume of the building. The property contained two historically contributing buildings, the Waffle Shop and 1000 F Street, which will be the corner structure of the development. The extension expires May 16, 2012.

Washington, DC real estate development news

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