photo by bill on capitol hill on Flickr
The Hine Junior High site is generating a lot of interest among Hill residents lately. For our readers who are not familiar with Hine, the junior high school that sits across from the Eastern Market Metro was closed in 2007 due to low attendance and a host of other issues that were reasons for closing a number of the city’s schools. Its prime location in the center of Capitol Hill makes the decision for how to use the land a hot topic among residents and local businesses.
The school’s building, which was built in 1966, will be torn down and new development will extend north to the alley that sits just south of the existing and inhabited buildings on 7th and 8th Street. This development opportunity will allow for more retail, office space, and housing, as well as parking and community space. Design choices, as well as tenant choices, have a profound ability to change this community center. So, naturally, everyone is eager to learn more about the proposals and weigh in with their own opinions.
What is your favorite proposal?
The city’s RFP has been narrowed down to four top contenders and the community is now getting its chance to weigh in before the city makes its final decisions. Each development group is hosting individual receptions and the ANC6B is holding several meetings for residents to hear the full presentations and ask questions. I went to one of those meetings this past Tuesday night.
The ANC will give its final recommendation on July 10th. The next meeting on Tuesday, June 30, will be held at the Old Naval Hospital (921 Pennsylvania Ave, SE), and is your chance to submit testimony to the ANC so your voice is heard. You can also submit written testimony to dcbiz@dc.gov.
I attempted to put together a comparison chart to show how much retail/residential/affordable housing/parking/etc. each plan called for but the numbers are not all shared in the same way (some in units, some in square footage, with nothing adding up to show a full picture), so I am leaving out specific numbers here. The ANC is also attempting to create a comparison – they ran into the same problems as I did – and will hopefully get the answers for us soon. We’ll share it at that time.
As for parking, I did include the numbers I caught but keep in mind that parking is one aspect of these plans that is not set in stone. The city intends further traffic and parking studies, and will probably have the selected group revise bits of their design to allow for more parking if needed. So look at these plans as a way to understand the overall vision of a group.
All four proposals include a mix of business and residential, propose re-opening C Street as called for in L’Enfant’s original plan, closing C Street on weekends so the Flea Market vendors have a place to set up, underground parking, and plans for LEED certification. They also all say that construction will take 18-20 months; knowing how those estimates work, I think we should probably expect a full two years of construction.
In answering questions about the selection process, Jose Sousa, from The Office of the Deputy Mayor for Planning And Economic Development (DMPED), admitted that once the city makes its selection, there will be several more steps before construction can start, so it will be about a year (possibly longer) before ground is broken. That means three years before we see any of these ideas completed. While we are all eager to see something happen with the site, some of those next steps will be very important. A plan needs to be developed for what to do with the weekend vendors during the construction, parking and traffic studies will be completed to ensure that the best decisions regarding those issues will be made (and we know how hot that topic can get around here!), and community involvement will continue throughout the process.
Here is a synopsis of the four proposals we saw last Tuesday, along with my personal opinion after hearing the four presentations: (note: all links open PDF presentations posted on DC’s Deputy Mayor’s website)
This proposal is vastly different from the other three, with its main focus being on helping nonprofits. This group of self-proclaimed “problem-solvers” sees an opportunity to provide special assistance to some of the many national nonprofits located in the DC area. Their proposal provides office space on a “campus” for nonprofits at a reduced rate, funded by private donations that have been 80% secured to date. A boutique hotel will include long-term residence space for fellows working at the nonprofits. The housing in this hotel is what they are counting when they say “affordable housing is provided” in their concept. Parking plans currently factor in 500 parking spaces, but the breakdown of private and public is unclear.
The group has pulled together best practices from other groups that have created similar “campuses” for nonprofits, and one of their team members developed two projects here in DC. However, they will be the first to incorporate a mix of retail and community space.
- This seemed to be one of the least well received on Tuesday night. I personally think that they have a great concept, but it is not the right concept for this site. One issue in their sales pitch is that they are not placing the focus on Hill nonprofits that are struggling and need assistance. If they do have the local groups in mind, they should be selling that aspect more because if Hill residents love anything, it’s to support Hill businesses. The other thing that is hurting their pitch is that they did not draw up any plans for what the campus will look like. They say they didn’t come up with designs yet because they want to involve the community in the planning. Unfortunately for them, most people see the lack of architectural vision as a huge risk instead of opportunity. An additional concern that was raised is that if the building is occupied by mostly nonprofits, the city will not get much needed taxes from the site.
StreetSense/DSF Group/Menkiti Group
This proposal is a partnership with DSF Group, which has a history of projects that deal with Historic Preservation; Menkiti Group, which is already on Capitol Hill; and StreetSense; and it offers an impressive list of tenants that have already signed on to the development project. Some of these include a Kimpton Hotel, Tiger Woods Foundation, Busboys and Poets, and Yes! Organic Market (which is looking to expand into a larger space). The plan calls for the least amount of parking of all 4 proposals, with fewer than 350 spaces. The breakdown of private and public spaces is also unclear.
They pointed to their work on the redevelopment of Crystal City and Bethesda Row as examples of successful projects that they have done. They want to make this area a “retail corridor,” finding ways to connect Barracks Row with Eastern Market by cleaning up the Metro Plaza and working with all groups on strategic development around the intersection to improve its function as a “pivot” between the two essential streets ( 7th and 8th Streets SE).
This group also made a loud claim to being hands on. They are looking for grass roots support and they say they will meet with any local group to learn their point of view at any stage in the design and build out process. They also intend to act as their own project managers and create local jobs by using local subcontractors.
- I think that this is a strong presentation and is one of my personal favorites. I know it has a lot of supporters who feel like the group will bring something new and fresh to the area, but it seemed to receive a fair amount of criticism at Tuesday’s meeting. It plans for less parking than the other proposals, which was not well received. Additionally, several people in the room complained that their claim of talking to “all” of the vendors and businesses was false – many of the business owners in attendance had never met anyone in this group (which seemed interesting to me considering StreetSense has an office on 8th Street). I also fear that highlighting Crystal City and Bethesda Row too much as examples of their development makes their vision look too suburban for what the neighbors want.
Stanton Development is well known around the Hill and responsible for a significant amount of projects and new construction, something well highlighted in their presentation. Their emphasis was on bringing businesses, not just retail, into the Hine space because without more people in the area Monday-Friday, the entire community will continue to suffer. They attest that weekend and evening shopping and dining is not enough to sustain the existing businesses.
Their plan includes a large amount of space for the Shakespeare Theater Group, affordable housing that is also suitable for aging in place for older Hill residents, and a piazza with a fountain that can also be used as a stage for musicians or Shakespeare Theater performances. Additionally, The International Relief and Development organization is also one of their larger tenants for office space, and they are in talks with Inter Continental for a small hotel. Their plan for parking, which includes 390 spaces (150 private and the rest public) also includes space for vendors to park their trucks, which answers some calls to have the trucks removed from 7th Street on the weekends.
This plan, from what I can tell, is also the tallest of all of proposed designs. 8th Street will be the same height as the existing houses across the street but the full development will be 6 floors at its highest point.
- This proposal seems to be the favorite among the neighborhood, at least at this meeting. Their emphasis on their other designs in the neighborhood was a drawback for me, as I have grown tired of the look of their designs and want to see something new. I also feel like they are collecting quite the monopoly on the Hill and think that bringing in some new management would be a good thing. Am I alone in this opinion? While I wanted to hate their entire presentation, they said the one thing that spoke the most to me: we need to bring people in during the week for the neighborhood to survive. While it is great that Eastern Market is a tourist destination, they are right to say that we need more people spending money during the week if the businesses will survive and grow. But at the end of the day, I really dread walking out of the Metro to see one of their huge designs that don’t really fit in as well with the surrounding landscape as they claim.
This proposal’s focus was to make Eastern Market a place where you can get “everything.” They envision a European design that will have 35-foot-wide sidewalks which will allow for plenty of visibility for store fronts, space for store to display merchandise outside, plenty of walking room, and outdoor café seating along the street side of the sidewalk. Additionally, 350 parking spaces, with 240 of them public, is proposed.
Like the StreetSense plan, this one calls for a grocery store but they are in talks with Trader Joe’s or Fresh Market; it was not brought up but I assume that Yes! Organic Market would talk to them about that space if this group was selected. Another focus for their retail space was a bookstore, but they did not say that they were in talks with any chains. A closer look at slide 6 of their presentation shows store names written into each slot. While hard to read, one seems to say “Urban Outfitters.” I imagine more questions will be raised in the community on exactly what kind of retail they envision.
- I was most interested in this proposal since their PowerPoint online was nothing but drawings with no additional explanation. Not everyone can make it to these meetings and will base their opinion solely on what they can find online. Submitting a presentation that was not self-explanatory was a huge missed opportunity in selling this. Sadly, their in-person presentation didn’t offer very much more. Their ideas are great for a “European” style town square, but it’s hard to imagine that implemented in this neighborhood. 8th Street residents were also very displeased with the fact that some of the retail would turn the corner of 8th and Pennsylvania – residents there want to see only residential on 8th Street between Pennsylvania and Independence Avenues.
If you want to weigh in on which proposal should or should not be included, you have two opportunities. The first is at the ANC meeting on Tuesday, June 30, to be held at the Old Naval Hospital. This is where you can share your thoughts on which proposal they will advise the city is the best for our neighborhood. Your second chance to have your voice heard is by submitting written testimony to dcbiz@dc.gov.
I personally think that they have a great concept, but it is not the right concept for this site. One issue in their sales pitch is that they are not placing the focus on Hill nonprofits that are struggling and need assistance. If they do have the local groups in mind, they should be selling that aspect more because if Hill residents love anything, it’s to support Hill businesses. The other thing that is hurting their pitch is that they did not draw up any plans for what the campus will look like. They say they didn’t come up with designs yet because they want to involve the community in the planning. Unfortunately for them, most people see the lack of architectural vision as a huge risk instead of opportunity. And additional concern that was raised is that if the building is occupied by mostly nonprofits, the city will not get much needed taxes from the site.
StreetSense/DSF Group/Menkiti Group
This proposal is a partnership with DSF Group, which has a history of projects that deal with Historic Preservation; Menkiti Group, which is already on Capitol Hill; and StreetSense; and it offers an impressive list of tenants that have already signed on to the development project. Some of these include a Kimpton Hotel, Tiger Woods Foundation, Busboys and Poets, and Yes! Organic Market (which is looking to expand into a larger space). The plan calls for the least amount of parking of all 4 proposals, with fewer than 350 spaces. The breakdown of private and public spaces is also unclear.
They pointed to their work on the redevelopment of Crystal City and Bethesda Row as examples of successful projects that they have done. They want to make this area a “retail corridor,” finding ways to connect Barracks Row with Eastern Market by cleaning up the Metro Plaza and working with all groups on strategic development around the intersection to improve its function as a “pivot” between the two essential streets ( 7th and 8th Streets SE)
This group also made a loud claim to being hands on. They are looking for grass roots support and they say they will meet with any local group to learn their point of view at any stage in the design and build out process. They also intend to act as their own project managers and create local jobs by using local subcontractors.
I think that this is a strong presentation and is one of my personal favorites. I know it has a lot of supporters who feel like the group will bring something new and fresh to the area, but it seemed to receive a fair amount of criticism at Tuesday’s meeting. It plans for less parking than the other proposals, which was not well received. Additionally, several people in the room complained that their claim of talking to “all” of the vendors and businesses was false – many of the business owners in attendance had never met anyone in this group (which seemed interesting to me considering StreetSense has an office on 8th Street). I also fear that highlighting Crystal City and Bethesda Row too much as examples of their development makes their vision look too suburban for what the neighbors want.
Stanton/Eastbanc
Stanton Development is well known around the Hill and responsible for a significant amount of projects and new construction, something well highlighted in their presentation. Their emphasis was on bringing businesses, not just retail, into the Hine Site space because without more people in the area Monday-Friday, the entire community will continue to suffer. They attest that weekend and evening shopping and dining is not enough to sustain the existing businesses.
Their plan includes a large amount of space for the Shakespeare Theater Group, affordable housing that is also suitable for aging in place for older Hill residents, and a piazza with a fountain that can also be used as a stage for musicians or Shakespeare Theater performances. Additionally, The International Relief and Development organization is also one of their larger tenants for office space, and they are in talks with Inter Continental for a small hotel. Their plan for parking, which includes 390 spaces (150 private and the rest public) also includes space for vendors to park their trucks, which answers some calls to have the trucks removed from 7th Street on the weekends.
This plan, from what I can tell, is also the tallest of all of proposed designs. 8th Street will be the same height as the existing houses across the street but the full development will be 6 floors at its highest point.
This proposal seems to be the favorite among the neighborhood, at least at this meeting. Their emphasis on their other designs in the neighborhood was a drawback for me, as I have grown tired of the look of their designs and want to see something new. I also feel like they are collecting quite the monopoly on the Hill and think that bringing in some new management would be a good thing. Am I alone in this opinion? While I wanted to hate their entire presentation, they said the one thing that spoke the most to me: we need to bring people in during the week for the neighborhood to survive. While it is great that Eastern Market is a tourist destination, they are right to say that we need more people spending money during the week if the businesses will survive and grow. But at the end of the day, I really dread walking out of the Metro to see one of their huge designs that don’t really fit in as well with the surrounding landscape as they claim.
SevenPenn
This proposal’s focus was to make Eastern Market a place where you can get “everything.” They envision a European design that will have 35-foot-wide sidewalks which will allow for plenty of visibility for store fronts, space for store to display merchandise outside, plenty of walking room, and outdoor café seating along the street side of the sidewalk. Additionally, 350 parking spaces, with 240 of them public, is ploposed.
Like the StreetSense plan, this one calls for a grocery store but they are in talks with Trader Joes or Fresh Market; it was not brought up but I assume that Yes! Organic Market would talk to them about that space if this group was selected. Another focus for their retail space was a bookstore, but they did not say that they were in talks with any chains. A closer look at slide 6 of their presentation shows store names written into each slot. While hard to read, one seems to say “Urban Outfitters.” I imagine more questions will be raised in from the community on exactly what kind of retail they envision.
This brought up a discussion later during the question answer period on the relevancy of cars in the future. Many people agreed that they may park their car most of the time, favoring mass transit, but when they wanted to use their cars they could. There seemed to be a consensus that owning a car, and needing a place to store it did not necessarily mean you were a suburban commuter.
I was most interested in this proposal since their PowerPoint online was nothing but drawings with no additional explanation. Not everyone can make it to these meetings and will base their opinion solely on what they can find online. Submitting a presentation that was not self-explanatory was a huge missed opportunity in selling this. Sadly, their in-person presentation didn’t offer very much more. Their ideas are great for a “European” style town square, but it’s hard to imagine the implemented in this neighborhood. 8th Street residents were also very displeased with the fact that some of the retail would turn the corner of 8th and Pennsylvania – residents there want to see only residential on 8th Street between Pennsylvania and Independence Avenues.
If you want to weigh in on which proposal should or should not be included, you have two opportunities. The first is at the ANC meeting on Tuesday, June 30, to be held at the Old Navy Hospital. This is where you can share your thoughts on which proposal they will advise the city is the best for out neighborhood. Your second chance to have your voice heard is by submitting written testimony to dcbiz@dc.gov.