Madison, I mean, Mount Vernon, Square Gardens?

New Channel 8 Report: Madison Square Garden Eyeing D.C. for Similar Venue

The Washington Business Journal reported this week (via GreaterGreaterWashington and JDLand) that the owners of New York's Madison Square Garden are considering opening a 6,000 seat concert venue in Washington, D.C. Requirements: 100,000 square feet; must be near public transit and shopping. While the focus seems to be a potential location in the ballpark district, the Mount Vernon Square area is also said to be under close consideration. There is no official comment from the DC government or MSG, but discussions have been said to be ongoing for months.

Jonathan O'Connell of the WBJ makes some "educated guesses" about possible site in the Convention Center area:

Hines - CityCenter DC. The old convention center site will be the city's most high-end major development and has 111,460 square feet along New York Avenue between 9th and 11th Streets. Close to downtown, subway stations and dining options, it may be the most New York City-esque part of D.C.

The Wilkes Co. - Mount Vernon Place. Sandy Wilkes apparently met with the
MSG team and he is planning 2.2 million square feet of development two blocks
east of Mount Vernon Square. Not much further from the action.

Douglas Development - Mount Vernon Triangle. Ever since assembling 1.2 million square feet across from the convention center, Douglas Jemal has been pursuing an entertainment attraction.

Some critics say a location in Mount Vernon is too close to the 20,000 seat Verizon Center. Competition for the new MSG venue would more likely come from smaller venues, such as the 1,600-seat Warner Theatre downtown, the 3,702-seat DAR Constitution Hall in Foggy Bottom, and the DC-owned 1,200 seat Lincoln Theatre on U Street NW.

But can the Mount Vernon neighborhood comfortably sustain such a large venue?

As a member of the Residential Advisory Committee of CityCenter DC, I have not heard such a proposal even floated around. At this stage of the development, where groundbreaking on a portion of the site is theoretically around the corner, one would think that such a significant addition would need to be incorporated into the plan. The site might be conducive to the MSG venue, but it may be too late.

The Mount Vernon Square Neighborhood Association has met several times with Douglas Development (see June 2009 meeting notes, November 2008 post). They've promised a breathtaking entertainment venue, which would most likely have its entrance on Seventh and New York Avenue NW. They are so close -- they just can't disclose what it is yet. Could a 6,000 seat venue work on that site? My instinct is that while the neighborhood is very supportive of bringing life to that entire vacant square block of New York Avenue/7th/L Streets, a concert hall of that size might be too much to handle given the nearby Convention Center and proximity to the historic residential area.

Mount Vernon Place seems like the location to watch, though it is the greatest distance from a metro station (about 5 blocks from both the Gallery Place/Chinatown and Mt. Vernon Square/Convention Center stops). Several condos and apartment buildings have opened in the "Triangle" area, such as the Sonata and Madrigal Lofts, but large semi-vacant surface parking lots continue to occupy a substantial area. Additional restaurants and retail will soon open along the 400 Block of K Street NW in CityVista. Otherwise, this portion of the neighborhood continues to lack streetlife.

Is Mount Vernon Place a viable site for the MSG arena? Are any of Mount Vernon locations? Or is the ballpark district a better option?

Another question -- is the DC government planning to subsidize this project ala ballpark or will MSG fully finance the project?

Good News, Very Bad News

The new Long View Gallery, set to open in July on Ninth Street NW directly across from the Washington Convention Center. Rendering courtesy of Long View Gallery.

There's a little bit of good news for those living in the Convention Center area. In July, the Long View Gallery will move from its location at 1309 9th Street NW all the way to 1243 9th Street NW, an eyesore vacant property just below N Street. They'll renovate the building shortly, which will provide the gallery with a significantly larger space. ReNewShaw has a nice write up and there's also a blurb in yesterday's Washington Business Journal. Congrats to the owners, Andrew Haley and Suzanne Zylonis, who opened Long View Gallery in 2000, and gallery director Drew Porterfield, who have again demonstrated their commitment to a revitalized Shaw. I've included the gallery's press release following this post.

I'm wondering what the Long View owners will think as they continue to skim through the Washington Business Journal to learn that the Marriott Marquis Convention Center Hotel's future is very much in doubt. The elusive promise of a major convention center hotel is what led some small business owners to open in Shaw and both businesses and residents hope that the area's fortunes would take a positive turn. Now, it appears that the project was unable to obtain financing and the city's commitment to provide 25% public financing (to the tune of $187 million) is not enough to get going. They want more, but CFO Natwar Gandhi , who also serves on the convention center board, says no. "To be very blunt about it I was very clear in saying to them that if you were to borrow $750 million that would put us way beyond the 12 percent cap we have envisioned for the city...and I cannot be a party to that," Gandhi said. Looks like we may be dealing with the site as a place for illegal billboards and homeless excrement a little while longer.

[UPDATE, June 4: In a Washington Post article, Gandhi does a bit of a turn around: Gandhi said he plans to work with the city's economic development officials to come up with a way to build the hotel within the city's borrowing limits. "I am for the hotel. I want to make it happen," Gandhi said. ]

Speaking of stalled projects, does anyone know what's the deal with the renovation of the O Street Market, including the new Giant -- is it on track for groundbreaking next summer - and why are we waiting another year?

In April, what was supposed to be the end of a decade-long saga to move this project forward seemed to clear its final hurdle, with the DC Council approving $1 million from parking meter increases and $1.5 million from the economic development committee’s budget to pay architectural, engineering and other pre-development costs. In the meantime, Whole Foods (then Freshfields) in Logan Circle opened, Safeway at CityVista came along... even renovation of the Georgetown Safeway is already underway.

What perplexes me most about what is now known as the "City Market at O" project is -- do we even know what's going there? Of course, there is the new mega Giant, and then there is to be senior housing, a range of affordable housing, and some market-rate units. But what about the remainder of the retail space? What about the "boutique hotel"? Are there memoranda of understandings or other agreements in place to fill the space?

When the government holds RFP's, it ordinarily requires bidders to provide such information, for example, with respect to the project at 5th and I, NW, next to the 'ol Fun Fair Video. But as far as I can tell, there's no details available for the anchor to Shaw's future.

My concern: let's not have a repeat of the convention center debacle, please!

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Long View Gallery Acquires New Space in Currently Vacant Shaw Building
Renovation Will Quadruple Exhibition Space and Enhance Framing,Events Services

Washington, D.C. – [May 28, 2009] – As part of its continuing efforts to support the regional arts community and to contribute to the Shaw Neighborhood’s renaissance, the Long View Gallery will relocate to a currently vacant building directly across from the Walter E. Washington Convention Center at 1234 Ninth Street, NW. The gallery’s new space will undergo major renovation, more than quadrupling the gallery’s exhibition capacity, enhancing its custom framing and special event offerings, and making it one of the area’s largest art collectives.

“With many other businesses closing, we have been able to swim against the economic tide, demonstrating that art is indeed a great investment. After three successful years in Shaw, Long View Gallery simply outgrew its current location,” said gallery director Drew Porterfield.

“Thanks to Douglas Development, we were able to secure a building with great potential in a location that is impossible to beat—half a block south on Ninth Street from our current location, directly across from the Walter E. Washington Convention Center and closer to existing and planned fine restaurants,” Porterfield said. “Shaw has been a wonderful home, and we are thrilled to contribute to its renaissance.”

The building was previously used as an auto showroom and, most recently, as a vending machine warehouse, but it has sat empty for several years. Although the building’s architecture is stunning, with soaring ceilings and concrete floors, it requires a significant renovation before the gallery takes occupancy later this year. The gallery’s renovation, designed by local architect Will Couch, will maintain the raw feel of the building while transforming it into a premier gallery space.

The new gallery will occupy the southern portion of the building, comprised of nearly 5,000 quare feet, more than quadrupling the square footage of the Long View Gallery’s current location.

In its new venue, Long View Gallery will continue to show and support regional, contemporary artists as well as offer fine art custom framing. Joining Long View Gallery is Special Events Director, Suzi Molak, whose expertise in the events industry will be a great asset to the company. Porterfield said the gallery is finalizing a more frequent exhibition schedule and is preparing to announce several major new artists whose works will join the gallery in time for a planned grand opening after Labor Day.

Long View Gallery was founded in 2000 by Andrew Haley and Suzanne Zylonis in Sperryville, Virginia (about 75 miles west of Washington). The gallery quickly built a loyal following with local art patrons, including William Waybourn and Craig Spaulding, who partnered with Haley and Zylonis in 2006 to open a second location of Long View Gallery in the District. The Sperryville gallery showcases many Virginia artists and the surrounding countryside’s bucolic or pastoral settings.

Long View Gallery will remain open at its current location until the end of July, with an expected grand opening in the new space in September. The gallery will post updates and images of the renovation in progress on their blog at http://www.longviewgallery.blogspot.com/.

An Active Street Life, But No Residential Proposed for Mt. Vernon Site

Paul Millstein of Douglas Development presents plans for
Squares 450 and 451 in the Mt. Vernon area.

Last night, the Mount Vernon Square Neighborhood Association heard a long-awaited presentation from Paul Millstein of Douglas Development on the project that includes property they had amassed over the last fifteen to twenty years in the area just east of the Washington Convention Center. In September, the Washington Business Journal discussed the scope of the project and speculated on what might come to an area that is full of vacant property and parking lots. I highlighted some of the reported details on Life in Mt. Vernon Square.

Millstein provided an underwhelming few more details last night. The Triangle blog provides the specs and a map of the site. I won't repeat that information here.

The project is still very much in the conceptual stage. There were no detailed renderings available, just the massing sketch from 30,000 feet visible in the photo above. Douglas Development plans on presenting this concept to HPRB next month, but I would not be surprised if the presentation is postponed. Mr. Millstein committed to returning to MVSNA with more information in the future. This project is still far off -- at least 6 to 12 months as the concept develops, they'll need HPRB and Zoning approval, then add a year for permitting -- 2, most likely 3, years until groundbreaking. They do not yet have financing.

For the time being, Millstein was receptive to considering improving lighting on the 600 Block of L Street, which is near pitch black and experiencing increased pedestrian traffic between the metro and CityVista/Yale Lofts. They are also open to temporary uses of the property, such as the Fringe Festival hosted at AV Restorante earlier this year.

Here's a few things we learned about the project. Douglas Development is DONE amassing property. They've thrown in the towel on some of the hold outs, such as Marakesh, the corner lot at 6th and New York, and one of the historic properties on the 1000 Block of 7th Street NW. They do own property including The Eagle and the club formerly known as Avenue. There are still a few properties on which to close.

Mr. Millstein reported that Douglas Development has given up on the property they own on the northwest corner of 6th and L Streets NW. MVSNA had reviewed a proposal for housing at that location about a year or two ago - it includes a historic house where Thurgood Marshall reportedly lived at some point, a vacant lot, and a small condemned structure that is sometimes used as an illegal billboard. Apparently, the site is now considered unbuildable for financing reasons. Sad and disappointing. The house is falling apart. I guess it joins Carter G. Woodson's home on the list of dilapidated and forgotten black history.

So back to the project. It involves:

• Fully restoring the historic properties along 7th Street;
• Literally picking up and consolidating several historic properties to make room for new buildings;
• Retail, restaurants, I believe, a hotel, and entertainment at the ground level with offices above. Regarding the entertainment anchor, Milstein said, "I think they have a phenomenal entertainment venue" lined up that would open at 7th and New York Avenue. What it is, however, he could not yet say. Past articles have noted the potential for a House of Blues in the project;
• Below-grade parking (no amount discussed); and
• Zero, none, zilch residential units.

That last bullet is likely to be the most controversial aspect of the project. Currently, zoning laws would require a residential component -- it's part of the push to create a living downtown. Mr. Millstein mentioned seeking something called a "CLD," which would apparently allow them to forego the residential requirement by paying money to support housing somewhere else. Does anyone know how this works?

Should a project of this size and at this location include a residential component?

My initial reaction is mixed.

On the one hand, DC has come great lengths since I first moved down here from the-city-never-sleeps NY and was surprised to find a downtown ghosttown. Incorporating residential into Penn Quarter certainly helped. DC's population has increased to about 580,000, but that is still far short from its historic pre-riot high of over 760,000. There is plenty more room to grow. It would seem the portion of the project on the 600 block of L would be ideal for residential. Currently, the plan for that block is to use it for loading docks and a parking garage entrance for the retail/office frontage on New York Avenue, continuing the dead zone. Think the 1400 Block of Church Street in Logan Circle, where they turned the Rainbow auto repair shop into a unique condo.

On the other hand, has the massive condo and apartment explosion maxed out, particularly in the area surrounding this site? Over the past few years, in addition to the Penn Quarter units, we've seen condos and rentals come online at 400, 450, and 555 Massachusetts Avenue, the Sonata, and the Whitman. Most recently, Yale Laundry, CityVista, and Madrigal Lofts have opened their doors. (Note: Yale has filled about 65 of 140 units so far). Yale II is under construction. How much more housing can the area sustain? What will the current financial market allow? As Mr. Millstein notes, there's plenty of unfilled demand for retail and restaurants in the area. It's amazing how consistently packed Bus Boys & Poets is within weeks of opening.

At some point, the community will be asked to weigh in on a request for zoning relief from the residential requirement. Let the debate begin.

CityCenter DC (aka the Old Conventer Center site): Update and Plans

Top: Arial view.
Second row: Ground level master plan.
Third row: NW Park (NY Ave. & 11th St.), Alley, Central Plaza

This week, Hines, the developer of the Old Convention Center site known as CityCenterDC, will hire its general contractor. The schedule has slid back a few months, but they have entered the permitting process. Bidding for subcontractors will begin in January or February 2009. Ground breaking is anticipated to occur in June 2009. The project does not yet have financing in place, but Hines is hopeful this will occur as the process moves forward.

Here are some of the details on the project:

Parcel A (between H & I Streets):

Retail: 250,000 square feet
Rental Housing: 458 units (20% affordable)
Condos: 216 units (20% affordable)
Office space: 463,000 square feet
Private below grade parking: 940 spaces
Retail/public parking: 700 spaces

Parcel B (between New York Avenue & I Street):

Hotel: 400 rooms
Retail: 110,000 square feet
Parking: 400 spaces

Gould Parcel:

Office & Retail: 600,000
Parking: TBD

Merchandising Mix: Restaurants/cafes, market foods/specialty goods, fashion, home furnishings, electronics, and entertainment.

Critical Plan Elements: Maximize street oriented retail, pedestrian friendly streetscape, urban public space that is attractive and compelling, storefronts that are exciting and interesting, actively programmed public space, unique goods, services, and experience in an utrban setting.

As this project takes off, Mount Vernon Triangle will continue to grow, O Street Market ("CityMarket at O") will take shape, and the Marriott Convention Center Hotel will come to life. In addition, Douglas Development may soon be ready to develop the area immediately east of the convention center, including the 600 Blocks of L Street and New York Avenue NW and the 1000 Block of 7th Street NW.

As a member of the Residential Advisory Committee for CityCenter at O, I'll be helping make sure that this project delivers on its potential benefits to the community (jobs, retail, a vibrant street life) and to minimize the disruption during construction.

The Convention Center Hotel Cometh

View of the future Washington Convention Center Hotel from Mount Vernon Square.

Massachusetts Avenue View

Ninth Street View

L Street View

Renderings: The Cooper Carry - TVS Collaborative

- CLICK ANY PHOTO FOR LARGER IMAGE -

The Zoning Commission will hold a public hearing on the plan for the Marriott Marquis Convention Center Hotel on November 24, 2008. It will be one of three Marriott Marquis hotels in the United States designed to offer "dramatic, entertainment-oriented destinations" with "a broad range of high-end social and business experiences." The hotel is scheduled to open in 2012. Marriott has not received the $300 million needed in financing yet, but they don't think that will be a problem, according to the Washington Business Journal. They have received $134 million in tax increment financing from the District - in which the city sells bonds serviced by future tax revenue anticipated from the project.

Here are some of the details:

• Hotel Size: 765,400 square feet of gross floor area
• Guest Units: 1,166
• Meeting and Assembly Space: 100,000 square feet
• Height: 130 Foot Maximum, 45 degree setback above 110 feet
• FAR: 9.3
• Underground Parking: 2 levels, 400 spaces
• Special Features: An underground pedestrian tunnel will connect the hotel to the convention center below Ninth Street between Massachusetts and L Streets.
• Historic Element: The American Federation of Labor building at Ninth and Massachusetts will be incorporated as a boutique hotel linked to the main hotel, including 42 guestrooms and a restaurant/bar.
• Retail/Restaurants: "Proposed project will have streetscape animated by outdoor seating areas associated with food and beverage outlets." Floor plans envision a specialty restaurant on Massachusetts Avenue and 10th Street, a corner bar at Massachusetts and 9th Street, a coffee shop on 9th Street just north of Massachusetts Avenue, a sports grill at 9th and L Streets, and a full-service restaurant mid-block on L Street.
• Main Entryway to Hotel: Massachusetts Avenue.
• Environmental: Will achieve LEED silver certification.
• Bus Drop Off Area: Mid-block on L Street NW.
• Loading Dock: Below ground.

It is my hope that the headquarters hotel will revitalize 9th Street. The convention center design has a fatal flaw that, in my opinion, tremendously set back 9th Street when it could have spurred a positive change. That's because the great white elephant has no retail or restaurant frontage, or any interaction with the street whatsoever, on a 2-block stretch along 9th Street between Massachusetts Avenue and M Street (aside from the problems in getting its own retail up and running). The result is that the design cuts off the convention center foot traffic from the rest of Shaw and makes it very difficult for businesses on that stretch to do well because retail on both sides of the street is important, if not essential, for a vibrant business corridor. So today, five years since the opening of the convention center, the west side of the 9th Street remains lined with vacant storefronts and small businesses that are struggling to survive (the 7th Street side is long waiting for development as well, and has been bought up piece-by-piece by Douglas Development).

If done right, the convention center hotel has the potential to drive pedestrian traffic from downtown, DC up into Shaw from Massachusetts Avenue up to the soon-to-be-coming renovated O Street Market at P Street. Wouldn't that be something?