Tag Archives: Gateway Neighborhood

Construction Update – Cityscape at Dakota Crossing

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banneker 1

Site Clearing for Cityscape at Dakota Crossing has commenced.   The new townhome development previously known as the Banneker Site is directly across from Fort Lincoln Park and along Fort Lincoln Drive. As stated in my previous post, these are going to be high-end townhomes. After speaking with the developer today I was informed that these homes will set you back somewhere between $650,000 and $699-999 if you get in early (…Lesson Learned) .  Construction on the townhomes will start early 2015;  the Models Homes will be open in the spring of 2015.

Ft. Lincoln BannekerSite

Ft. Lincoln Banneker_Jordan - BZA Application_04-08-2013

 

 

Construction Updates Along The Gateway

Construction is steadily progressing at some development sites and breaking ground at others, here’s the latest on the  Hecht Warehouse District:

Hecht Warehouse District

The Hecht District is moving full speed ahead with the structure of the 1000 Car parking Garage which appears to be nearing  substantial completion.  Updated renderings on Douglas Development’s Website suggest that a pet store  as well as other clothing retailers will join the confirmed Moms Organic Market.

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Construction Update May 2014

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Construction Update July 2014

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Rendering of Final Design(Courtesy of Douglas Development)

The conversion of the existing warehouse to loft apartments is also progressing with renderings  suggesting the Planet Fitness will occupy the Okie Street Entrance.

Construction Update May 2014 Looking West on Okie Street

 

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Construction Update July 2014 Looking West on  Okie Street

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Rendering of Final Design(Courtesy of Douglas Development) – Looking West on Okie Street

Traffic Options From The Shops

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Our ANC Commissioner stated that there would be a meeting two weeks after the ANC Meeting to address traffic. I have not heard anything on that meeting (not surprised) so I will step up and get this information to the proper individuals at DDOT.
The map above represents potential options for diverting Route 50 traffic directly back to that interstate preventing congestion of neighborhood streets:

The RED represents a bridge that would cross over the South Dakota Avenue exit and ramp onto either 50 East or 50 West.

The YELLOW represents an exit from market street back to the South Dakota Ave. Exit with access back to 50 West or 50 East via V Street ( with an obvious street redesign) (Thanks to a neighbor for that idea)

The GREEN represents drivers turning left from Market Street onto Fort Lincoln Drive. Turning the Fort Lincoln Drive exit to a 2-direction street and having cars get back on to South Dakota Ave. and connect with the Yellow option.

These are just ideas, what are your thoughts?

 

Traffic! Traffic! Traffic! – Quick Recap of the Special ANC 5C Meeting this past Saturday

Saturday’s meeting was rife with speculation over potential and current traffic issues and at a some points over-shadowed the purpose of the meeting which was to vote on two variances:
1.  A loading Dock variance on two of the apartment buildings that would prevent semi-tractor trailer trucks from using them.
2. The variance to go from one record lot to multiple theoretical lots for individual townhomes.

The traffic issue became the main point of contention, as it should have, because it effects the way residents are able to get in and around the neighborhood.  I think it shows a failure on our governing officials behalf for waiting until after everything is built to make concessions and file for warrant studies.  This approach will only produce duck-tape results.   Moreover, the solution for addressing and coordinating these issues, which involves a meeting of about 100 angry residents and DDOT, in two weeks is still the wrong answer.  In fact, the scheduled meeting was an appearnt impulse move to calm residents by our ANC Commissioner.  I’m sure this isn’t the first time he has heard complaints regarding traffic. The developer in turn became the target for years of bad planning by city Officials, however, by the end of the meeting there was overwhelming support of the proposed variances through one of the most questionable voting tactics ever witnessed for a public meeting… (More to follow in a separate post regarding the ANC)

Back to the recap, the following is a summary of the meeting :

Development Density

The Developer is only building 20% of the allowable density for this development site.  This includes:

A.  260 apartment units with 284 Garage Parking Spaces and 36 Street Parking Spaces

B. 103 garage townhomes with driveways and 45 Street parking Spaces

Affordable Housing

48 of the apartment units will be set aside for affordable Housing (24 @ 50% of AMI and 24 @80%AMI) AMI stands for Area Median Income click the following link for more information regading AMI for affordable housing.  Click This Link for AMI for DC  All other units will be market rate.

Bob King, current ANC Commissioner wants to increase the number of affordable units to 27 and as the meeting was adjourned, and attendees started to exit, voted to petition the City Council for those 27 as well as more along new York Ave. as it develops.  No residents voted on the measure.  However, that vote shouldn’t effect this development, because it is on Federal Urban Renewal land not land owned y the city.   The push for more affordable housing which ultimately came from Councilman McDuffie is for development on city owner land.

Traffic

To the dismay of many residents Hurston Lane will be the main connector road between the new development, The Villages, and the retail.  Traffic Calming measures will need to be in place to discourage cut-through traffic, speeding cars, retail volume as well as other issues.  There is a meeting planned in two weeks to address this.  Also residents in the Petersburg noted that traffic along Ft. Lincoln drive blocks them in. ( More to follow on this… )

Other Future Development

Premium Distributors is looking to expand.  This needs to be analyzed prior to approval to ensure traffic is taken into consideration.

Besides City Homes at Fort Lincoln and the Banneker Townhomes, this will be the final residential development.

Shops at Dakota Crossing

In a separate meeting with the Developer last week, we had a more in-depth discussion regarding the entire Development and I received the following clarifications:

1. The revised layout shown in the BZA Application for the shops was in error.  The layout will remain as previously shown ( Costco on one side and the other retail on the other). See below.

retail2

2. The Contract for Lowes has been signed and the building permit issued.  Construction will start whenever it starts, I will no longer post dates or times for the start of this development. When it happens I’ll take a photo and post it.

3. Eastern Ave. is only shown as a right-of-way easement, there are no plans to open Eastern ave. along the cemetery.

After witnessing the chaos in the meeting regarding traffic, its no wonder the city hasn’t done anything to fix the traffic problems. I doubt if they have ever received a document clearly outlining what the traffic issues are, a plan on how resolve them and follow up from the ANC or anyone on its progress.  If our ANC Commissioner needs to have a community meeting in 2014 after almost 10 years of planning prior to Saturday, what exactly is he doing?  We need an effective leader who is concise, forward thinking, inclusive, has a clear vision for Fort Lincoln and a plan to execute that vision.  Moreover we need a leader who understands what the needs of the residents of Fort Lincoln are and will work to address them effectively.   Until we have that nothing is going to change and that’s no dig at anyone, it’s just the plain truth.

 

 

 

Retail Forecast Along the New York Avenue Gateway

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In late May, The Washington Post reported that Mayor Vince Gray along with other Council Members, traveled to Las Vegas for meetings with retailers at the International Council of Shopping Centers’ Annual Convention. The link below is a forecast of the types of Tenants being solicited to fill upcoming retail space throughout the city. For New York Ave.( primarily The Shops at Dakota Crossing & The Hecht District) some of the obvious retailers such as LA Fitness & Marshalls are indicated however, there were others such as Dicks Sporting Goods, Starbucks, & Bass Pro Shop that were on the list.  Click the links below for the full article and the schedule of retailers.

Washington Post – Link to Full Article

Click this link for the Schedule of Retailers

New Layout for the Shops @ Dakota Crossing? Before & After Proposals

 

Part 3 of 13.Fort Lincoln Multi-Family BZA App. Plans 05.14.2014_Part3

Construction at The Shops at Dakota Crossing has yet to restart and the proposal below may be the key reason why.  I’ve always believed that opening Ft Lincoln Drive to the Shops next toLowes would not fix the traffic problem.  The volume of Costco traffic would easily congest that portion of the road .  The new Multi-Family Development shows a new and more functional layout for the Shops at Dakota Crossing.  I’m not sure if this will be the official design, however, I was informed 3 weeks ago that the DDOT permit was not yet approved and  this could be the reason why.


Previous Retail Proposal

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The previous (or current) layout for the shops features a main street with the smaller retail buildings on one side of the street.  It shows one large parking lot for Costco, and another large parking lot to serve the remaining shopping center.  Costco traffic currently creates congestion along the main street which will only worsen with the opening of Lowes and the other smaller retail.  Even with the second entrance from Ft Lincoln Drive,  Lowes would create its own congestion essentially bringing traffic to a halt.

Current Retail Proposal ( As shown in the BZA Application for the Multi-Family Development)

retail rev

The layout included with the BZA Application splits the smaller retail on two sides of the main street which is similar to proposals from 2006.  This new layout isolates  traffic for Costco, Lowes, and the other larger retail from the Main street.  It also creates smaller parking lots for the smaller retail making it more walkable.  In addition, it creates two  separate exits from Route 50; one to the “Costco” Gas station and the other to the Main Street, which would also alleviate traffic congestion.  I’m not sure if this is the official plan but I believe it is a much better layout than what’s currently designed.  Also putting shops on two sides of the main street creates a more natural street scape and doesn’t look like a staged movie set.


New Residential Development Changes

Previous Residential Proposal

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The previous Multi-Family Development Proposal is more of a juxtaposition than a revision to the current proposal and may leave some residents in the Villages feeling like they’ve been mislead when purchasing their home.  The previous proposal featured a significant tree buffer with mature trees which creates a more natural separation for the new development which was a selling point to many residents when purchasing on CJ. Barney Drive.  It also only featured 6 Apartment Buildings with 352 units and a awful parking lot around the perimeter.  The previous development is a bad design however, the natural tree buffer made it palatable because no one would have to see it.

Current Residential Proposal

res revised

The current proposal indicates a much better traffic pattern and will now feature townhomes in addition to the apartments.  The townhomes appear to be a NV Product which is a luxury home builder and parent company to Ryan Homes.  They also feature both roof top and rear decks which would be a first in the community.  The apartment look to be a garden style edition of the two Towers on Fort Lincoln Drive.  They are horrid in my opinion and must be redesigned, they architecture is uninspired and is not of the same Architectural consistency of the townhomes.  It looks like government housing next to luxury homes and is situated in the most prominent location.  The natural tree buffer has been completely annihilated and will be replaced with new trees.  The Wetlands is protected so the retaining pond and wild vegetation growth will remain.  I’m sure the frogs, turtles and birds will be happy to know that. It also may worth noting that there is are no parks or open space associated with this development.  All things considered I think its a good improvement on the original proposal.

 

Renderings – Proposed Fort Lincoln Mutli-Family Development

The Developer has summited its BZA Application for the new Residential Development adjacent to the Villages at Dakota Crossing. Below are some of the renderings submitted. The townhome component of the proposal seems to be well thought out, however, the apartment component lacks the architectural consistency and quality of the surrounding residences. My assumption is that this is a very rough draft for the apartment component of the development.  All things considered, I think it’s great that the development is moving forward; with a few adjustments, I think it will be an awesome addition to the neighborhood.

 

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Apartment Floor Plans

 

Part 3 of 13.Fort Lincoln Multi-Family BZA App. Plans 05.14.2014_Part3

 

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TH Elevation

TH Rear

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West

East BE

East

 

SW

 

 

 

 

 

In-Depth Review – Proposed Mutli-Family Development

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I just returned from a long and well deserved vacation and was informed of the BZA Application for the Proposed Fort Lincoln Multi-Family Development.  Over the next couple of days, I will provide a quick summary of the Documents for those who are not well versed in plan reading and provide a more simplified explanation of what this means for the overall community aesthetic.  I encourage all residents to participate in the upcoming hearing on 7/22/14.  I will post more details as the date becomes more imminent.

 

 

 

 

 

Lowes Update – Leveling “Mount Lowes”

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View of “Mount Lowes” from South Dakota Ave. & V Street. (The most dangerous intersection for pedestrians and bikes in the city.)

Update 5/8/14 – Construction will start on June 1 2014. ( Don’t shoot the messenger if it doesn’t happen, it’s what I’ve been told from the Developer.)

Unofficial sources tell me we should start to see construction activity at the Lowes site some time in June.  This would in turn be the end of that unsightly dirt stock pile, “Mount Lowes” which is now starting to grow its own Forrest. This is about a month later than what was anticipated when I last reported on Lowes from official sources a few months ago.  In any instance there seems to be confidence that its going to happen so I guess we’ll just have to wait and see.

New District Gateway Renderings ( By RL3)

Facing West on South Dakota Avenue
Renderings by Robert Looper III – http://www.gatewaytothecitydc.com
gateway sd 2 pic
Renderings by Robert Looper III – http://www.gatewaytothecitydc.com

 

Against my better judgment, and due to the lack of development news, I have decided to share some of the renderings I am working on. My “sim city” of sorts depicts my vision for Fort Lincoln and the Washington Gateway as a true gateway (which it is) to the city.  The renderings above depict a mixed used retail, hospitality, and large meeting space development as an anchor to a revitalized Industrial/Office park (Industrial/Office park not shown).  It also features light rail with a dedicated parking garage which would serve portions of South Dakota and New York Avenues to help relieve traffic. In addition, the light rail will serve as a direct connection to the city center for visitors who have hotel accommodations at the District Gateway as well as access to other developments along the NY Ave Corridor. Let me know what your thoughts are?

Disclaimer: Please be advise that these renderings/ideas are just my hobby and are for fun. The renderings and ideas shown do not represent the intent of the current or future land owners, city officials, developers, architects, neither private nor public. I am also not an employee of any of the aforementioned entities.