March 2009 • CSNA Regular Meeting Minutes
Thursday, 12 March 2009 • 7:00 – 8:30 PM
Source • 1205 U Street, NW
www.csnadc.org

Welcome and Introductions
President’s Remarks – Bryan Martin Firvida, This email address is being protected from spam bots, you need Javascript enabled to view it

Bryan noted that it is good to see many new faces at the CSNA meeting, and that people should join as members.  Visit join.csnadc.org to become a member.

CSNA is considering a Spring Cleanup in March or April, with a focus on the residential corridors.  In addition, CSNA is working on plans for a planting party on the Vermont Ave. median planting strip.

Thank you to Source for donating their space for CSNA to use for its monthly meetings.

Presentations and Committee Reports 
Treasurer’s Report: Chuck Baxter, Treasurer – This email address is being protected from spam bots, you need Javascript enabled to view it

Bryan Martin Firvida said that on the CSNA website, there are 15 pages of comments to the JBG hotel project at 13th and U Streets.  These comments have been read by JBG representatives, and CSNA will give a printout of the comments to JBG.

 

Bryan said that the CSNA Historic Preservation / Development chair position is vacant, and if anyone is interested in this position, they should contact Bryan.

 

JBG representatives Matt Valentini and Tom Burke, along with David Schwartz representatives Michael Schwarz and Ken Tittle presented plans for the hotel development.  The powerpoint presentation is available on CSNA's website.

 

JBG has signed a ground lease for the site at 13th and U Streets, where there is currently a Rite Aid, Dollar Store, Pizza Hut, Nail Salon, Al Crostino, and Creme.JBG is proposing to build a hotel on the site.  They feel that the current use of the site is underutilized, and that a hotel use is currently under-served in the community.  A hotel would bring in many new jobs, and would also bring spending to the neighborhood by hotel guests.

 

JBG plans to go take the project through the PUD process, and they will work with HPRB and the Office of Zoning to obtain approval.

Michael Schwarz presented slides showing that U Street is a focal point in the neighborhood, it is a major commercial corridor, with a Metro station in the middle of the corridor, right next to this site.  He then showed slides showing that in the neighborhood there is a variety in the size of buildings, and a variety in new and old buildings.  He showed images of other large hotels that used to be in the neighborhood, including the Dunbar Hotel at 15th and U Streets (485 rooms), and the Whitelaw Hotel at 13th and T Streets.

Michael explained that the current site is an underutilized, suburban-style strip shopping center, with architecture that is unfriendly to the streetscape, and an alley that has graffiti and unkempt dumpsters.

The Rite Aid has a long-term lease and must continue its operations at this site.  Michael explained that initial designs considered leaving the Rite Aid in place and building the hotel next to it, but as designs and massing studies progressed, the Rite Aid is now planned to be located in the ground floor retail space of the hotel, as part of the new building.

Michael said that the site should be iconic and memorable.  The massing studies favor an orientation towards U Street with a series of bays fronting U Street.  The two upper floors of the building are set back to reduce the massing at the top of the building.  The ground floor will have street-level retail, and the hotel lobby.  The 13th Street facade will have rounded corners at both ends, to make it seem like the front, not the back of the building.  The alley-side of the building has similar articulation to the north side of the building, so that it does not look like the back of the building.

 

Michael said that they decided to use traditional architectural elements to give it a smaller scale, such as punched windows, bays, articulation, and detail.  Many of these architectural elements can be seen at other buildings in the neighborhood.

 

Amenities planned for the hotel include an informal art gallery for local artists in the lobby that would be open to the public, a rooftop bar on the top floor that could be used by the public, and a swimming pool on the roof that may be available to the community. 

 

JBG is pursuing a LEED Silver design to the hotel with such design features as a green roof, decreased water runoff, reduced energy use, reuse of gray water, and close proximity to public transportation.

 

JBG has made several community presentations over the last year, and has met with several neighbors that have raised concerns.  JBG discussed how they have addressed these concerns:

JBG held a Question & Answer session following the presentation:

 

Q: What are the plans to mitigate noise from the outdoor roof area? (Mark Braswell, 1300 Block T St) 

A: JBG is considering installing a glass sound wall on the roof to avoid sound being heard by neighbors.  There would be limitations to hours of operation for the outdoor bar on the roof.  Good design and good management would minimize the noise.

 

Q: What kind of sunlight shadows will be cast?  Have there been shadow studies conducted?  Isn't having a pool on the roof not a sustainable method of construction since it would require more structure to support it? (Richard Fishman, 1390 V St)
A: Yes, shadow studies have been conducted.  There will be shadows cast on U Street, but the degree of shadows will vary at different times of the year.  JBG can bring the shadow studies to future presentations.  The structure to support a pool does not require much more concrete or steel than otherwise building the hotel without the pool, and it is structurally not that difficult to support the pool, especially because the pool is a small size.

 

Q: What is the rationale for JBG needing to ask for variances to occupy 100% of the lot and to be at a height far greater than the by-right height of 65 feet.  What is the rationale for these variances? (Carol Linsky, Wallach Pl.)
A: The Office of Planning and Zoning Code encourages growth around Metro Stations, and encourages economic development and hospitality.  The hotel, at the proposed size, would provide 150 jobs, in addition to the many jobs generated by the retail spaces.  A 65 foot building would not be able to capture the amenity space and room count necessary to successfully operate the hotel and the development would not be feasible considering the price of the land or the 25 year Rite Aid lease.

 

Q: It was suggested that JBG consider implementing parking management programs such as multi-space meters. (Cheryl Cort, CSNA Transportation Chair)
A: To encourage use of public transportation and carsharing, JBG is considering benefits such as providing prepaid Metro vouchers to guests, and making contributions to Zipcar.

 

Q: Please describe what "public benefits" you plan to have in the PUD application. (Jon Kardon, CSNA Secretary)
A: The proposed public benefits include a LEED Silver design, investments in community organizations that market businesses in the area, an art program in partnership with galleries in the area to showcase art in the hotel's lobby, a pool and spa that would be available to the public, prepaid Metro vouchers for hotel guests, and contributions to Zipcar.

 

Q:  Many concerned neighbors have met with JBG on multiple occasions, but JBG is not working with them - they've ignored specifics and general principles that neighbors have raised.  There have been miniscule adjustments to the plan.  Most of us share an interest in improving U Street and our neighborhood. We'd likely support good faith proposals to increase jobs, daytime commerce, art display space, etc. But none of the community benefits attributed to this proposal lead logically to the necessity for such a conspicuously oversized building. The current building design has instead been determined by JBG's transparent and over-riding profit motive.  The effort to depict the proposed collosus as in any sense architecturally consistent with the historical character of the neighborhood should be resisted for what it is -- opportunism and greed. The current design must be revised to mitigate the serious negative impacts our neighborhood can expect.
A: JBG takes issue that the project has been misrepresented by JBG.  JBG representatives said that they feel they have been very open with the project and changes made, as evidenced by this presentation.  Examples of JBG's responsiveness to the community's concerns include how JBG has shown multiple massing options, JBG has shown a cantilever option over the alley in response to concerns that the alley was too narrow; curb cuts have changed; and loading has shifted closer to 13th Street rather than mid-block.   There are several other tall buildings in the neighborhood.  JBG thinks the neighborhood is going to continue increasing in density.  Also, it is not economically feasible to build the hotel at a height of 65 feet.

 

Q: Phil Spalding advised that the project is part of the PUD process.  Other projects in the community have gone through the PUD process, such as PN Hoffman's Union Row.  Phil suggested that people should familiarize themselves with the PUD process and its intent.  He said that there is an explanation of the PUD process cowritten by the Office of Planning and ANC1B, and that he would submit this explanation to the CSNA website.

Q: A CSNA member asked that JBG submit a rendering to CSNA that shows the relationship of he hotel building to neighboring buildings.

 

Q: Where will the Rite Aid be located?  How much retail will there be?

A: The Rite Aid will be shifted to the western side of the building.  There is currently 25,000 square feet of retail on the site, and there will continue to be 25,000 square feet of retail in the plans.  Only Rite Aid and BB&T have leases that are required to continue based on the terms of their leases.  JBG is flexible with what types of retailers will go in the project.  Construction is expected to start by the end of 2011, and the hotel is expected to be open by 2014.

Q:  Tarek Bolden, of the DC Office of Planning, advised that what was presented tonight is an early presentation, considering that JBG has not yet formally begun the PUD process and JBG has not submitted the PUD Application yet.  Tarek said that he was taking note of comments raised at the meeting and that there could be a number of changes between now and the end of the PUD process.  The Office of Planning and Office of Zoning will weigh in on the project once the formal PUD Application begins, and the community will continue to be involved in the process.  The presentation tonight demonstrates what JBG would like to do, but the formal PUD presentation of what has been submitted to the Office of Planning and Office of Zoning is not expected to be until late Spring or Summer.

Q: Bryan Martin Firvida, CSNA President, advised that Union Row was a PUD that took 24 - 28 months between the first community meetings and when the project was approved.  There will be plenty of time for community input in this project.

Q: Has JBG prepared projections of how the maximum height of the building will look from the south side of T Street? (Joe Neal)
A: Yes, and JBG can share these projections with the community.

Q: Who will be the hotel guest clientele, and which hotels around town will be competitors with the hotel?
A: The hotel will be a 4 star hotel.  It will be a "cool" hotel where people who want to spend time in the neighborhood, want to spend time in the city, or, for example, see a show at a local theatre, would stay.  The hotel will not be oriented as much towards families.

Q: The height of the proposed hotel is too tall.  It is a good use of the site, but the building is just too tall.  It is so tall that it will block the views form Ellington's rooftop.  (Larry Clark, Donatelli Development)

Bryan Martin Firvida advised that a U Street Hotel Working Group is going to be formed.  For those who are interested, please contact Bryan at This email address is being protected from spam bots, you need Javascript enabled to view it .

Business Development and ABC: Phil Spalding, Chair: This email address is being protected from spam bots, you need Javascript enabled to view it

 

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