Should District Rethink Its Development Plan for the Hill East Waterfront?

The District's development plans for the Hill East Waterfront put all the costs on the private sector. That was also the District's development strategy for the 110-acre Poplar Point site in Ward 8, for which it chose Clark Realty Capital. Last month, that deal collapsed and the District is now back to square one for Poplar Point.

Architect and former Washington Post architecture critic Roger L. Lewis says this strategy asks too much of the private sector, and recommends that Poplar Point's development be a public-private collaboration.

Should the District's plan for development of the Hill East Waterfront also be changed to a public-private collaboration? Now would be the time, before Mayor Fenty and the District Office of Planning and Economic Development choose a master developer for the Hill East Waterfront.

Southeast D.C. Project Asked Too Much of the Private Sector

By Roger K. Lewis
Saturday, February 28, 2009; F02, Washington Post

Asking the private sector to plan and carry out the redevelopment of large, publicly owned tracts of land might seem like a good idea, but it can be the wrong idea. Sometimes cities themselves must do the work and shoulder the responsibility for planning new neighborhoods.

Poplar Point, 110 acres of mostly public land in Ward 8 on the east side of the Anacostia River, across from Nationals Park, is a case in point.

Several years ago, the National Park Service agreed to convey Poplar Point's federally owned riverfront parkland to the D.C. government. The District sponsored a competition to select a master plan and master developer that would finance front-end site development. The theory was that return on that investment would be generated through greatly increased value and the sale of developed parcels.

In 2007, the city invited three well-qualified real estate development firms to submit detailed proposals. Each set forth a plan showing streets, blocks and major open spaces, as well as specific functions, building types and special features.

Last February, the city chose Clark Realty Capital and its ambitious $2.5 billion plan. The Clark plan would impose a new urban pattern, a dense mix of mid-rise housing, office buildings, retail, restaurants, cultural facilities and recreational venues, including a possible soccer stadium for D.C. United. At its heart was a grand waterfront park.

But the boldest element was a very expensive piece of infrastructure: a three-block-long deck spanning Interstate 295 to visually and functionally unite historic Anacostia and a redeveloped Poplar Point.

Last month, Clark announced that it was dropping out. A year of dreadful market and economic conditions made the company want to change the terms of the deal. It reportedly asked the District to take on the front-end financial obligations and risks as an investment partner, with Clark to receive a fee as development manager. The District declined. Although Clark's decision to drop out surprised many, it was inevitable.

The company's withdrawal illuminates the fallacies of the District's Poplar Point strategy. Given the economic climate, the developer was asked to predict, promise and risk too much. It was unrealistic to demand a visionary program and plan whose feasibility was questionable from the outset and then expect the developer to provide all the financing.

Now the process is back to square one, or perhaps square two -- some previous or ongoing work may prove useful. For example, an environmental impact study, required as a condition for conveying the federal land to the District, is underway and should be completed.

But the city should not conduct another competition. It should prepare and adopt its own framework plan of streets, blocks, civic spaces, parks and key public facilities. This is the kind of plan for the city that Pierre L'Enfant created at the end of the 18th century, and it's a planning tradition that should continue.

Because it establishes the pattern and character of the public realm for generations, an urban framework plan must embody a long-term vision. It must incorporate design criteria and guidelines governing the form of development -- building mass and height, density and streetscape design -- and flexibly accommodate many land uses.

With such a plan, private and public investments can produce projects block by block, street by street, parcel by parcel. Inevitably, market and financial conditions, not preconceived schedules, determine the pace and type of development.

Over time, as needs and circumstances evolve, well-conceived framework plans can be tweaked. Recall that the District closed G Street NW between Sixth and Seventh streets to accommodate the Verizon Center, an arena too large to fit on a single block.

L'Enfant might complain, but his plan was able to absorb loss of a block-long segment of G Street without unduly compromising street connections and functions.

Fortunately, the District's planning professionals and consultants know how to plan. And they know that effective plans result from collaboration between planners and stakeholders -- local residents, civic institutions, government officials, property owners and businesses.

As part of the Anacostia Waterfront Initiative, launched under Mayor Anthony A. Williams, the D.C. Office of Planning drafted a preliminary Poplar Point plan a few years ago. The office also prepared a framework plan for Hill East Waterfront, a new neighborhood on the west bank of the river, around D.C. General Hospital. Both of these involved stakeholder collaboration.

Poplar Point needs to be developed collaboratively, and the private sector will play a large part in that development. But let the District, not private developers, craft Poplar Point's framework plan.

Roger K. Lewis is a practicing architect and professor emeritus of architecture at the University of Maryland.

The original article can be found on WashingtonPost.com here: http://www.washingtonpost.com/wp-dyn/content/article/2009/02/27/AR2009022701328.html?sub=AR

CHAMPS Recommends Delay in Development of Hill East Waterfront

The Capitol Hill Association of Merchants and Professionals recommends the DC Government delay development of the Hill East Waterfront in light of the poor economic situation and the large number of vacant offices, condominiums and apartments on the market.

Capitol Hill Association of Merchants and Professionals

PO Box 15486 ● Washington, DC 20003 ● Tel. 202.547.7788
champs@capitolhill.org ● www.capitolhill.org

January 29, 2009

Mr. Neil Albert
Deputy Mayor for Planning and Economic Development
John A. Wilson Building
1350 Pennsylvania Avenue, NW, Suite 317
Washington, DC 20004

RE: The Redevelopment of the Hill East Waterfront (Reservation 13)

Dear Mr. Albert:

I am the President of CHAMPS (Capitol Hill Association of Merchants and Professionals), an organization of over 300 businesses in the Capitol Hill community.

I write today to voice CHAMPS’ position on the development of the site known as the Hill East Waterfront (Reservation 13).

We have met individually with each of the development teams who have submitted proposals for the site, and have spent a significant amount of time learning about each proposal, the reasons for each team’s approach, and the effects of each plan on the wider Capitol Hill community.

As you are aware, there are a large number of vacant offices, condominiums and apartments on the market right now, and it is somewhat unrealistic to plan to build more in light of the current worsening economic conditions. Adding to that surplus at this time could be detrimental to the community.

Given the current economic condition, and its unlikelihood of improving anytime in the near future, we believe that the most prudent step at this point would be to slow the development of this site until the market appears to be changing in a positive direction. As such, we encourage the DC government to select a development team that adheres to common-sense principles and that any proposal that is selected be one that includes the hallmarks outlined below.

We feel that the winning bidder should be one who shows a commitment to creating a development that:

• is economically feasible, from the initial build-out up to and including final occupancy;

• incorporates the highest level of green building as possible – both in infrastructure and in operation;

• is low-scale and architecturally compatible with the Hill and the immediate neighborhood;

• complies with the overall comprehensive plan of the Office of Planning;

• ensures that any "star" anchor of the retail district - like a Wegman's for example - not overwhelm the transportation infrastructure of the immediate neighborhood or the greater Capitol Hill area, taking into account that the Anacostia river is at the end of Mass Avenue and road options will be limited;

• is preceded by an economic study of the area to identify the effects that any large anchor type establishment might have on current Capitol Hill businesses; and

• provides space for neighborhood-owned businesses, encouraging intensive interaction between the "new town" at Hill East and the rest of the Hill.

We have formed this position based on the thorough one-on-one meetings we have conducted with each group, and we have dedicated a large amount of time to this project in order to form an educated decision about which team to support. Our conclusion is that the best way to proceed is to do so in a slow, needs-based approach and to allow the economy and the market to inform the process. Such an organic growth approach will better serve our population and is more in tune with the concept of green growth that has become part of urban development vernacular.

CHAMPS appreciates the opportunity to provide our views and we look forward to being involved in this development process, as the plans are studied and a bidder is chosen.

Sincerely,
Martha Huizenga

Cc: Genevieve Hanson
Adrian Fenty
Tommy Wells
Jose Sousa

Developers Contribute to Fenty 2010 Campaign Fund

Some major contributors to Mayor Fenty's 2010 campaign fund are among the developers bidding to develop the Hill East Waterfront. Will their campaign contributions influence Fenty's choice of the master developer for the Hill East Waterfront?

December 2008
David Nakamura, Washington Post reporter, wrote in December about the Fenty birthday party cum campaign fund raiser held by Chris Donatelli of the Hill East Waterfront Development, LLC. http://tinyurl.com/5den4c

Fenty: It's My Birthday! Donate now!

In Dec. 2006, Mayor Fenty used the occasion of his 36th birthday to throw a big party for himself and his supporters at St. Colleta special education school. It was a sort-of thank you to those who'd supported his resounding mayoral campaign victory. Last year, Fenty stepped it up, renting out a wing of the Washington Convention Center, though actual turnout was a bit sparse.

This year? The mayor has launched his re-election bid for 2010, so it's back to business. He's advertising a birthday party Saturday evening at the Northwest home of Chris Donatelli, a developer who gets plenty of city business.

What does a second-year mayor want for a gift as he turns the big 3-8? How about some campaign cash? "DONATE NOW!" says the button on the bottom of the birthday advertisement on the Web site. Also from the site:

The time has come to engage the residents of the District of Columbia about the future of the city and the leadership that will represent them moving forward. We are proud of the progress we've made since January 2007, whether its beginning the critical reform of DCPS or bringing more development into our great neighborhoods. We cannot rest on the improvement we've fostered thus far and will continue to work with all residents to make the District a world class city.

In February 2009
Nakamura updated his Washington Post reports on developer contributions to the Fenty 2010 campaign fund. http://tinyurl.com/b6hpdq

Heavy Hitters Contributing To Fenty's Reelection Bid

By David Nakamura and Dana Hedgpeth

Washington Post Staff Writers
Wednesday, February 4, 2009; Page B01

D.C. Mayor Adrian M. Fenty, whose populist 2006 campaign was spurred by a record number of small donations, is now raising large sums for his reelection effort from a bevy of developers and law firms and a handful of Wall Street titans.

Fenty's haul of more than $2 million in his first filing with the city's campaign finance office comes more than 1 1/2 years before the September 2010 primary and could scare off potential challengers. Three months after launching his reelection committee, Fenty (D) is more than halfway to the record $3.8 million he raised in 2006, much of which was donated after he defeated Linda W. Cropp in the primary.

The Washington Post's David Nakamura discusses D.C. Mayor Adrian Fenty's well-funded reelection campaign on Channel 7
Video link: http://tinyurl.com/abdmes.

But the source of much of the money is even more remarkable. On the strength of three big fundraising events, Fenty has raked in cash from the community of business interests that once doubted his commitment to the kind of broad economic development favored by his predecessor, Anthony A. Williams (D).

"People who were not taking our phone calls then are taking them now," said James Hudson, who is resuming his 2006 role as Fenty's campaign chairman. "A lot of people who were difficult to get money from before are more amenable. The key difference is that he's the mayor of the city. His support will stretch to a much larger pool."

Developer Raymond Ritchey, who oversees the D.C. office of Boston Properties, gave Fenty $2,000, and employees from his company contributed $4,000. In 2006, Ritchey gave $1,500 to Cropp before the primary, then wrote a check for $800 to Fenty for the general election, according to D.C. government campaign finance records.

Ritchey said yesterday that he donated to Fenty because "the same energy and enthusiasm and fresh approach that Obama has brought to us in the last three weeks, Mayor Fenty has brought to us in the last three years. He has a youthful and vibrant focus on the city. Those of us in the real estate community respond to this new dynamic leadership."

The newfound corporate support has changed the tone and feel of the Fenty campaign, which in 2006 used a door-to-door strategy to drum up votes and small donations. And it has some wondering whether Fenty has ignored his base electorate of working-class residents.

Joslyn Williams, president of the Metro Washington Council of the AFL-CIO, said the union has chafed at Fenty's governing style, including the administration's firing of workers in city agencies, such as the public schools, and the mayor's decision to allow a developer to build more than 120 housing units atop the Janney Elementary School library.

"We have grave concerns," Williams said. "When you have all that money, the people who put it there expect something in return. We have yet to see, in terms of the policies of the administration, decisions and positions that you would consider to be pro-consumer and not influenced by developers and the business community."

The mayor's signature fundraising event was a party for his 38th birthday in December at the home of developer Chris Donatelli, which attracted more than 1,000 people. Two sources familiar with the event said several big-name business leaders called Fenty's campaign to lobby to be listed on the host committee, which numbered 75.

Fenty also had an event at the downtown restaurant Georgia Brown's last week and a reception hosted by New York Mayor Michael R. Bloomberg (D). About 750 contributors have already given the maximum $2,000 to Fenty.

Among them are the family of Washington Nationals owner Theodore Lerner, which has donated at least $16,000 to a mayor who famously voted against public financing of the baseball stadium while he was on the D.C. Council.

Council member Jack Evans (D-Ward 2), who had backed Cropp, helped raise nearly $15,000 from employees at his law firm, Patton Boggs.

It's not that Fenty isn't getting small contributions. Plenty of the donors gave $200 or less. But the big-name business leaders don't end in the District. Fenty has raked in $60,000 from New Yorkers, including donations from billionaire investor Ron Perelman, former senator Alfonse D'Amato, Loews hotel chairman Jonathan Tisch and investor Stanley Druckenmiller.

Since becoming mayor, Fenty and Deputy Mayor Neil O. Albert have awarded a number of large projects to developers, including the revitalization of the Southwest waterfront, the redevelopment of the old convention center site downtown and a $2.5 billion mixed-use project at Poplar Point in Ward 8. Executives from the companies chosen by the city to develop those projects -- PN Hoffman, Hines Archstone and Clark Realty Capital -- have contributed thousands to Fenty's reelection campaign.

Last week, Clark dropped out of the partnership at Poplar Point, citing a disagreement with Fenty and Albert on the timetable and financing. But most are singing Fenty's praises, such as Deborah Ratner Salzberg, president of Forest City Enterprises, who in 2006 gave $1,500 to Cropp but has given Fenty $2,000 this year.

"Mayor Fenty is doing an excellent job," she said.

Perusal of the DC Office of Campaign Finance records for the Fenty 2010 campaign shows the Franklin Haney Company has also contributed to this campaign. The Franklin Haney Company is the Master Developer in the developer group that includes the Donatelli company.

Capitol Hill Unanimous on Choice of Master Developer for Hill East Waterfront

Hunt Development Group / HDG is the choice of all Capitol Hill Community Groups

The DC Office of Planning and Economic Development (OPED) asked Capitol Hill community groups for their preference of Master Developer for the 67-acre Hill East Waterfront. Four Capitol Hill community groups responded to the OPED request and all four recommended the Hunt Development Group. The four community groups are ANC 6B, the Capitol Hill Restoration Society, Friends of Kingman Park and the Hill East Waterfront Action Network.

Advisory Neighborhood Commission 6B

Thursday, January 29, 2009
Re Hill East Waterfront Development

WHEREAS, the Hill East Waterfront development area, otherwise known as Reservation 13, is contained within the boundaries of Advisory Neighborhood Commission 6B; and

WHEREAS, the city’s recently revised Comprehensive Plan calls for redeveloping this 50-acre parcel “as a mixed use neighborhood that combines housing, office space, health care, civic, education, and recreational uses”; and

WHEREAS, the city’s approved Master Plan vision for the Hill East Waterfront calls for “an urban waterfront district that serves the District of Columbia and connects the surrounding neighborhoods to the Anacostia River via public streets and green parks” that “is pedestrian-oriented, has a human scale, and is a convenient, safe and pleasurable place to visit, work and play”; and

WHEREAS, the city has received proposals from four highly qualified development teams in response to a Request for Expressions of Interest; and

WHEREAS, all four development teams have had several opportunities to present their visions for Hill East Waterfront to the community including most recently at a community meeting on January 22, 2009 hosted by ANC 6B;

NOW THEREFORE BE IT RESOLVED that ANC 6B strongly endorses HDG Partners (Hunt) and its vision for Hill East Waterfront; and

BE IT FURTHER RESOLVED that the Commission endorses the emphasis in the Hunt vision that this area should be at a density that is appropriate to the surrounding neighborhood and connects the neighborhood and Capitol Hill to the Anacostia River, with the objective of accentuating the residential character of the development both in the scale of its housing and the neighborhood-serving retail around the Metro stop;

BE IT FURTHER RESOLVED that the Commission feels strongly that Hill East Waterfront not be permitted to become a further extension of the city’s downtown or the intense office and commercial model now under development throughout much of Near Southeast, Navy Yard, Southeast Federal Center, Ballpark areas; and

BE IT FURTHER RESOLVED that the Commission notes that all four of the teams have offered a variety of thoughtful and useful suggestions for this development, a number of which the Commission urges the city to investigate further, including moving the proposed civic park to the center of C Street and the extension of green space from the civic park toward the river, and introducing traffic control measures along 19th Street at the intersections with Burke and C Streets; and

BE IT FURTHER RESOLVED that the Commission urges the city to work with the chosen development team to find creative ways to manage the flow of additional cars into this section of Capitol Hill that will be generated by the Hill East Development so that the increased traffic and demand for parking does not unduly burden the surrounding neighborhoods; and

BE IT FURTHER RESOLVED that the Commission urges the chosen development team to work closely with the community as the development process evolves; and

BE IT FURTHER RESOLVED that the Commission also urges the chosen development team to work with the community to include, as part of the development, neighborhood-oriented recreation facilities and ample green spaces; and

BE IT FURTHER RESOLVED that the Commission authorizes the Chair to convey this resolution to the Office of the Deputy Mayor for Planning and Economic Development by no later than Friday, January 30, 2009.

APPROVED at a special call meeting of ANC 6B, with a quorum present, by a vote of 7-0.

ATTEST:
Kirsten Oldenburg, Secretary Date: January 29, 2009

[The geographic boundaries of ANC6B are South Capitol St. on the west, East Capitol St. on the north, the Anacostia River on the East and on the south – M St. SE from 7th St. eastward, and the Southeast Freeway from 7th St west to South Capitol St.]

Capitol Hill Restoration Society

The Capitol Hill Restoration Society (CHRS) recommends that Hunt Development Group (HDG) be selected as the Master Developer for Hill East Waterfront/Reservation 13.

Reasons:

1. HDG's plan is a continuation of Capitol Hill, with many 3 and 4-story buildings. For example, C Street, S.E. offers traditional three and four-story commercial buildings, of the type found on Capitol Hill, with the village square park in the
middle of the street, similar to Lincoln Park. As a result, HDG's plans call for building approximately 3 million square feet of new space. The other 2 competing developers which offered specific proposals, call for building approximately 5 million
square feet of new space.

2. Two of the developers on HDG's team have a good track record on Capitol Hill. Two members of HDG, EYA Development and Abdo Development, have worked successfully with the community on their previous Capitol Hill projects.

EYA - During its Bryan School project, EYA listened to community input at numerous meetings, and responded by making many of the design changes that the community wanted. The Bryan School townhouses are an example of new townhouses that really fit in with and complement the surrounding older rowhouses.

Abdo has done excellent work on the Bryan School and the Children’s Museum. Abdo voluntarily saved three unprotected older buildings on the Children’s Museum site,
and successfully integrated these buildings into the project. We believe that this further illustrates Abdo’s respect for the Capitol Hill community and its buildings. We believe that Abdo would do an excellent job with Anne Archbold Hall, a historic building.

Both Abdo and EYA have an excellent track record in our community for listening, responding positively to suggestions, and then keeping their promises. None of the other teams have members with this good record in our community.

Friends of Kingman Park

January 29, 2009

The Honorable Neil Albert
Deputy Mayor for Planning and Economic Development
1350 Pennsylvania Avenue, NW, Suite 317
Washington, DC 20004

Dear Deputy Mayor Albert,

The Friends of Kingman Park would like to support the selection of HDG Waterfront Development Group to redevelop Hill East. The HDG plan conservatively meets the specifications of the solicitation for expressions of interest and adds an appealing focus on environmental sustainability. The plan’s lower density and apparent focus on integration with the scale of neighborhoods west of 19th Street NE are appreciated. The developers in this partnership are all proven entities with successful projects throughout the area.

We would like to see HDG allowed to expand the array of retail to not only serve the residents of the new community but to also serve those of us already here. We recommend more clarity about intermodal transportation options and specificity about support staff or businesses to implement the sustainability criteria and services.

All of the plans leave questions about the decision to build some of the largest structures either on or closest to both the area of landfill and the flood plains near the river. Is this the most stable option, aesthetic concerns about building height aside? The inclusion of features in the National Park land is also questionable. This area is not included in the land transfer and should be an entirely separate
conversation.

Thank you for the opportunity to review and offer input on this project.

Sincerely,
Mindy Mitchell, on behalf of
The Friends of Kingman Park

Cc: Genevieve Hanson, Development Manager
Office of Deputy Mayor for Planning & Economic Development

Hill East Waterfront Action Network

January 27, 2009

The Honorable Neil Albert
Deputy Mayor for Planning and Economic Development
1350 Pennsylvania Avenue, NW, Suite 317
Washington, DC 20004

Dear Deputy Mayor Albert,

I am writing on behalf of the Hill East Waterfront Action Network (HEWAN) regarding the selection of a Master Developer for the Hill East Waterfront. HEWAN is a membership organization which advocates for mixed-use redevelopment of the Hill East Waterfront and facilitates ongoing community input into the redevelopment process. Most of our members live in the Hill East neighborhood adjacent to the property or in the broader Capitol Hill community.

HEWAN strongly recommends that the city select HDG Waterfront Partners LLC (HDG) to develop the Hill East Waterfront. While all the proposals submitted in response to the Hill East Waterfront RFEI have positive aspects, we believe that HDG's proposal is the most consistent with the community's vision for the site, will provide the most benefit to the community and the District as a whole, and will best realize the potential of this beautiful waterfront location. Strengths of the proposal include the following:

· Project vision. HDG envisions a neighborhood that is truly compatible with surrounding neighborhood in character and scale, and capitalizes on those features that make Capitol Hill so attractive. As stated in the RFEI, goals of the Master Plan for the site include "to reconnect the Capitol Hill community to the Anacostia River" and "to weave the new development into the fabric of the existing Hill East community." HDG's vision for the site exhibits deep respect for the existing scale and character of Hill East and other Capitol Hill neighborhoods.

Because the Hill East Waterfront site is near the core of a metropolitan area and has excellent Metrorail access, smart growth principles would suggest that the density of the new development be higher than existing neighborhoods on Capitol Hill. At just over 3 million square feet, the HDG plan employs this smart growth approach, bringing taller buildings, more densely packed residents, and more urban streetscapes than presently exist in Hill East, Lincoln Park, Stanton Park, Eastern Market, or other Capitol Hill neighborhoods. But we also believe the HDG plan strikes a necessary balance. The new neighborhood would be dense enough to bring new vibrancy and new tax revenue but would not clash with the existing entirely low-rise residential neighborhood on the other side of 19th Street. In addition, the HDG plan would be less likely than other proposals to overload nearby thoroughfares and residential streets with traffic from the new development. Furthermore, we believe HDG's smaller buildings are more likely to be built as quickly as promised, especially in light of the overbuilt high-rise condominium market and generally challenging real estate environment.

We also have good reasons to believe that the HDG Waterfront Partners will create a new neighborhood that respects the existing aesthetics of the greater Capitol Hill area. EYA Homes and Abdo Development have completed a beautiful infill development at the nearby Bryan School site between Independence Avenue SE and South Carolina Avenue SE. Abdo has also completed world-class work at Senate Square (the former Children's Museum). These two builders have demonstrated that they care to construct historically-compatible modern buildings. HDG also has an excellent plan for Archbold Hall, returning it to its initial academic purpose by making it a school.

HDG's waterfront neighborhood will draw city residents to the site and down to the river. The team envisions a new C Street corridor that is similar in spirit to both 8th Street SE Barracks Row and to 7th Street SE at Eastern Market. The Hill East Waterfront's buildings will be taller and more people will live above the commercial enterprises along C Street, but the new Metro Plaza, Village Square, and Farmer's Market are likely to be similarly attractive places to live, visit, work, and shop. By placing most retail along an intimate new C Street as opposed to the grand boulevard of Massachusetts Avenue, HDG is also demonstrating a familiarity with and love of Washington, DC. Finally, we believe that the relocation of the modest-sized but central internal park (Village Square) to the middle of C Street is a stroke of design genius.

People choose to live in Capitol Hill – or to visit it for shopping or recreation – because it provides a small town atmosphere along with urban sophistication and amenities. In 2007, the American Planning Association selected the Eastern Market area as one of the top ten neighborhoods in the nation. To make the newest Capitol Hill neighborhood a financial success and a treasured city asset, its developers should leverage and extend the existing strengths of Capitol Hill.

· Sustainability. HDG envisions a new Hill East Waterfront that is truly sustainable. As stated in the RFEI, goals of the Master Plan for the site include "[creating] a model for sustainable infrastructure development."

We approve of the city government's wish to take maximum advantage of the huge opportunity that redevelopment of such a large parcel represents. As the nation's capital, the District of Columbia should be on the cutting edge of all development and building techniques and set an example for the rest of the nation. The coming green building revolution should not be an exception. HDG's approach to the sustainability challenge is world-class and sets its proposal apart.

HDG has partnered with One Planet Communities to learn from that organization's extensive international experience. HDG proposes to go far beyond requiring LEED certifications for new buildings. HDG is aiming for zero-carbon and zero-waste. HDG has already put a great deal of thought into making it easier for residents to live a green lifestyle. The inclusion of car sharing sites, community gardens, a power plant, an education center, a bicycling commuting center, and a farmer's marker are just some of the evidence that the HDG team understands sustainable neighborhood development principles.

· Benefits to the community and commitment to community involvement. In addition to the many benefits to the community discussed above, community benefits of the HDG plan include affordable housing, job creation, opportunities for local businesses, neighborhood-serving retail, open space for recreational activities, and a health center run by the well-respected D.C. Primary Care Association. In addition, a density level that is more compatible with the existing neighborhood would benefit the surrounding community by reducing adverse impacts such as increased traffic.

Finally, we are deeply impressed by HDG's commitment to incorporating the views of the community into its development plan. While formulating their RFEI response, HDG solicited input from local ANC members and other community representatives. The plan itself proves that HDG has been listening closely to the wishes that have been expressed by the community over the last 8 years. HDG partners EYA and Abdo also exhibited respect for community views when they redeveloped Bryan School. Throughout the planning and construction process, the two builders consulted with neighbors. This history, as well as HDG's detailed plan for ongoing community involvement, suggests to us that HDG will continue to solicit and respond to the input of the community as the Hill East Waterfront redevelopment moves forward.

For these reasons, we strongly urge you to select HDG Waterfront Partners LLC as the Master Developer for the site.

Thank you for the opportunity to comment on the responses to the Hill East Waterfront RFEI. We look forward to continuing to work closely with the city and the site developers as the project progresses to ensure that the community continues to play an integral role in shaping this exciting addition to the city.

Sincerely,
Alaine Perry, President
Hill East Waterfront Action Network

Developer Visions for the Hill East Waterfront

How will the proposed HE Waterfront fit with the Hill East neighborhood?

Very differently, depending on the proposal chosen by the DC government.

HDG Waterfront Development aims to connect the Waterfront development to our row-house neighborhood and be an extension of it. It would be principally a new residential area: residential space would be 70% of the total built and office space would be only 16% of total space. Retail establishments would be selected to serve the neighborhood - grocery store, drug store, hardware, etc. A primary care clinic is planned for Independence Ave. Two partners in this group have built residential developments on Capitol Hill that were respectful of neighborhood architecture.

Residential square footage and as percent of total square footage
2 million sq ft. 69% HDG Waterfront Development Group
1.8 million sq ft 36% Hill East Waterfront Development, LLC
3 million sq ft. 58% New Hill East JV

HDG's development would be lower density and have more low-rise buildings than that proposed by the two other developers. Density is a key element in whether the development would connect to the Hill East neighborhood and become part of it or be a different kind of place. The Hill East Waterfront Master Plan permits about 5 million square feet of building area.

Total square footage and percent of total allowed proposed
3 million 60% percent of allowed HDG Waterfront Development Group
5 million 100% percent of allowed Hill East Waterfront Development, LLC
5.1 million 100% of allowed New Hill East JV

Hill East Waterfront Development, LLC's vision is very different. This group's vision is an "all urban, high density development." In this developer's web site, it appears that most or all buildings will have the maximum height allowed in the Hill East Waterfront's Master Plan -- which means that buildings on or close to the waterfront will be built to the maximum 10 stories.

At the Jan. 22 open meeting of ANC 6B with all the developer groups, this developer announced his group would begin by building a large office building, to provide space for a large employer. Their web page site plan shows 5 large, tall office buildings. Most of these office workers would need to commute to the Hill East Waterfront; a good number of them would likely drive through the Hill East neighborhood on their commutes. Office space of 2.6 million sq. ft. composes 52% of this plan. Residential space of 1.8 million sq. ft. is 36% of the plan. It is unclear that this high-density plan has any integral connection with the context of our Hill East residential row-house neighborhood.

New Hill East JV's vision is different again. It is similar to the Hill East Waterfront Development, LLC's proposal in having a high density. But it contains some unique features, several of which are intended to attract shoppers and recreational visitors from considerable distances. It is also more visionary, but it is lacking in specifics on how most of its interesting ideas would become reality.

Hill East Waterfront, a regional destination
Shoppers would be coming to a retail store such as a large Wegman's Grocery. This large retailer would, it is said, attract other retailers to the Hill East Waterfront. [Blogger comment: With the new Harris Teeter supermarket in Hill East, do we need another large supermarket?]

Another feature that would add to making the HE Waterfront a regional destination is the planned Sportsplex. This is described as an "indoor sports center, the first of its kind in DC," though no details are provided on what might be housed in it. The developer plan also includes "premier sports fields for soccer, baseball and football" in the riverside park close to the Sportsplex. [Blogger comment: as the parkland along the Anacostia River is controlled by the National Park Service, the developer is not able to promise sports fields on this land. Other organizations have different designs on this parkland. ]

A third feature designed to make the HE Waterfront a regional destination is to immediately build a temporary "Festival Market Place" for small retailers, to create an immediate attraction and “sense of place” at Hill East. The metropolitan Washington area attracts over 19 million visitors and tourists; the Festival Market Place will be designed to attract such visitors and tourists.

Healthplex
The proposed Healthplex has features unique to this plan. It is planned to have urgent care, primary care, specialty care and behavioral health care. Senior housing. Education and job training in nursing and allied health fields. 24-hour day care for all ages.

New growth sectors
The developers propose to create centers for 1) E-Technology and 2) Corporate and University R&D. This concept sounds attractive, but the proposal contains only visions and no specifics on this component. For E-Technology, the vision is establish a national hub to attract companies in this emerging industry. For R&D, the vision is to create an urban R&D center such as those Johns Hopkins, MIT and the University of Pennsylvania. Does the developer have any commitments from funders or institutions that carry a realistic promise of turning these visions into reality? If so, none are shared with us.

Relationship to Hill East neighborhood
As in the previous proposal, it is unclear that this plan has any integral connection with the context of our Hill East residential row-house neighborhood.

Best Fit with the Hill East Neighborhood
Washington DC's Capitol Hill is known nationally as a desirable urban neighborhood in which to live. Hill East is one area in Capitol Hill's historic, low density neighborhood of 2- and 3-story rowhouses built in the late 19th and early 20th century.

DC's Office of Planning and Economic Development (OPED) asked developers to "articulate a creative vision for the implementation a world-class mixed-use development program at Hill East Waterfront." I urge OPED to choose the HDG Waterfront Development Group (HDG). In making this choice, OPED would be respecting Capitol Hill's world-class character.

When you comment, please tell us where you live -- block number and street name. It will be helpful to know which comments are made by Hill East Waterfront Neighbors. Thanks.

Pat Taylor 3xx 17th St. SE

HEWaterfront Neighbor comments

Most important in HEWaterfront development?

I love the Hill East neighborhood's low-density, tree-lined streets of 2- and 3-story rowhouses, and fear our neighborhood could be overwhelmed by high density, high-rise development of the Hill East Waterfront. For this reason, I strongly favor the developer proposal that comes closest to extending our neighborhood's design into the Hill East Waterfront. This is the proposal of the HDG Development Group.

---- HDG would build only 3 million sq. ft. of the permitted 5 million sq. ft. The other two full development proposals would build the full 5 million sq. ft. allowed. Go down on M St. SE, by the new ballpark and look at the new blocks of 8-story high apartment/condo buildings. That is what we will get with 5 million sq. ft. of space.

---- HDG Development Group would devote most of its construction -- 2/3's of building -- to residential units, which would be an extension of our residential neighborhood. Also it would build more 3- and 4-story townhouse and low-rise condos than the other two development groups.

When you comment, please tell us where you live -- block number and street name. It will be helpful to know which comments are made by Hill East Waterfront Neighbors. Thanks.

Pat Taylor 3xx 17th St. SE

HEWaterfront development proposals

Because the design chosen for the new Hill East Waterfront will have an enormous impact on those of us who live close to it, I have created this blog as a place for Waterfront Neighbors to make their comments on the development proposals. Pat Taylor 3xx 17th St. SE

Here is some basic information on the 4 proposals.

Development proposals
4 groups of developers have put their proposals on the table -- plans for how they would develop the 65-acre Hill East Waterfront property. 3 groups have full-blown proposals. The East Banc proposes only to prepare the site for development. The DC Planning Office's specifications for HEWaterfront develoment permit construction of 5 million sq. ft.

o HDG Waterfront Development Group www.hdgwaterfrontpartners.com
Master Developer: Hunt Development Group & Mosaic Urban Partners
This group proposes the lowest density development. It would build only 3 million square feet of space. 2 million sq. ft. in residential units: a mix of townhouses, low-rise condos and high-rise condos and rental units. 1/2 million sq. ft. of office space. 100,000 sq. ft of retail. 80,000 sq. ft. for medical facilities. 75,000 sq. ft. charter school. The group is concerned to fit their development into the neighborhood, working to make the buildings closest to 19th St. look like an extension of the neighboring rowhouse community. High rise buildings would be farthest from 19th St., closest to the Anacostia River

o Hill East Waterfront Development, LLC www.hilleast-development.com
Master Developer: Franklin L. Haney Co., LLC
Their vision is of an "all urban, high density development and an epicenter for cultural and social activity." This group proposes to construct 5 million sq. ft. total: 2.6 million sq. ft of office space, 1.8 million sq. ft of residential space, and 300,000 sq. ft of medical space. It is notable that more than half (52%) of this development will be in office space. This compares to 18% in office space in HDG's proposal and 35% in New Hill East's proposal.

o New Hill East JV www.newhilleast.com
Master Developer: Urban Atlantic and BBE, LLC (Brickstone Verntures, Blue Sky Housing, &
Eagle Vision Ventures)
This group's vision is of a "regional destination" that will be a "vibrant, environmentally sustainable community integrating medical, educational, retail, office and recreational uses." Like the previous group, it, too, proposes high density development. It would construct 5.1 million square feet: 3 million sq. ft of residential, nearly 1 million sq. ft of office space, 250,000 sq. ft of retail, 325,000 sq ft. of medical, 500,000 sq ft. of academic and 90,000 sq. ft. of sports space.

o East Banc, Inc.
This group proposes at this time only to clean up the site, including demolition of a number of buildings, and install basic infrastructure (utilities, streets, etc.) pending an upturn in demand for residential units and office space. East Banc would partner with the District to prepare the land and sell entitled building lots when the market improves and "demand and values are high."