* If you're wondering how the ANC redistricting process will work (especially since the ward version was so much fun!), here's the official memo on the procedures going forward. As in previous years, ANC single member districts will have populations between 1,900 and 2,100 residents. Census Tract 72, which covers all of Near Southeast and so includes all of ANC 6D07 plus the small number of houses from 7th Street east to 11th that are in ANC 6B04, was counted at 2,794 residents in the 2010 census.

The Office of Planning has the census-block-by-census-block numbers, but, ahem, I don't actually know which blocks are which, though if I had to guess by looking at the numbers and how the blocks are organized, I'd say that 6D07 probably came in at 2,743 and south-of-the-freeway 6B04 at 51. Ish. (Perhaps an ANC version of the GGW Redistricting Game isn't far off!) It isn't enough to split 6D07 into two single member districts, but it also can't stay as is. The question will also loom large as to whether new boundaries will split the neighborhood even more between ANC 6B (Capitol Hill) and 6D (Southwest), or move it all into one or the other. UPDATE: Thanks to IMGoph in the comments, I got a look at the map, and it appears the actual residential split is 2,767 to 27. Read my comment for details. I'll make a map at some point.

UPDATE 2: And here's a quick and dirty map, showing block by block what the census folks recorded the neighborhood's residential population at, as of April 1, 2010. As I mention in the comments, the residential buildings west of 2nd Street SE add up to 2,054 residents, perfectly within the numeric requirements for an SMD. But how SMDs will actually be divvied up is anyone's guess right now, beyond the fact that there's no way the vast bulk of Near Southeast will continue to be in just one SMD.

Council members are supposed to appoint their ward task force members by Friday, with progress reports due on Aug. 1 and Sept. 1. The entire process has to be completed by the end of 2011.

* The Hill is Home has posted the first of a two-part look at the history of the Washington Canal, which used to run along where Canal Park is under construction. (Speaking of which, I grabbed a quick cellphone shot from above the park last week showing the work on the southern block, where the foundation for the pavilion is being built.)

* Housing Complex writes about the deal finally being finalized for Greenspace to move into the empty retail spaces in the 1st Street facade of Nationals Park, creating a "12,000-square-foot center for green building and design." This has been in the works for nearly two years, but even though there was a "launch" of the space on Tuesday (which I didn't hear about until people at the event started live-tweeting it), Housing Complex says that the project won't come to fruition until Greenspace "is able to raise another $600,000 in cash and in-kind contributions, adding up to the $2 million necessary to build out what's currently a blank shell." Perhaps someday, when Florida Rock is built out to the south and later Yards phases along 1st Street are completed, the "real" retail envisioned for this portion of the ballpark will come to pass. Here's the press release on the Greenspace project.

* Madison Marquette, owner of the Blue Castle at 770 M St. SE, has now apparently completed a joint venture deal with local landowners ICP Group for all ICP's various properties on the east side of 8th Street south of the freeway, including the gray building at 8th and Potomac that houses Quizno's and the other properties along the 800 block of Potomac, and others. No news as to what might be done on those blocks, though if the new Marine Barracks site search ever crops back up, a group owning all of the land on Squares 929 and 930 could conceivably submit a proposal for a public-private partnership.

Coming later today, an equally bulleted post highlighting the slew of upcoming events in the neighborhood, both for this holiday weekend and beyond.

With their home base at Ebenezers Coffee House near Union Station overflowing and any completed construction on their new Virginia Avenue footprint probably 3-4 years away, this gives the church an instant "phase 1" building with more than double the capacity of Ebenezers.

Mark Batterson tells me that the first service on 8th Street will be on Palm Sunday, April 17. They'll have one service a week there until the land deal is completed in early June, after which more services and events will be held at the new location, but they'll continue to meet at Ebenezers as well. In time, they are looking at converting the building back to its previous life as a movie theater: it opened as Meader's Theater in 1910, then became the New Academy Theatre before being converted to a church in the early 1960s. (If you've been inside the church, you certainly would recognize the seats and layout as vintage movie theater design.) NCC may even reopen the balcony, which has been closed off as a separate meeting space. They also hope to adapt the stage so that the space can be used for community events; and they're open to suggestions and ideas if you have any.

The People's Church will be moving to Maryland, where most of their members now live.

This gives NCC a bit of breathing room for designing and getting through all the bureaucratic hoops of building at 8th and Virginia, but Batterson considers 535 8th to be a "stepping stone" to the new location. And you can see how excited he is in his recent tweets hinting at the deal, which described to me as a "double miracle for both churches."

UPDATE: Here's Batterson's blog post on the news, with some cool vintage photographs of 535 8th.

The first floor is now proposed to have a brick veneer (though it's not really shown on the new rendering that the beer garden team was kind enough to pass along), and there have been other changes that HPRB staff say have improved the overall proportions of the building. There's also now a pergola (arbor) on the roof to help with shading on sunny days. Sidewalk seating spaces are also shown, though the developer will have to get a public space permit and work around the bus stop currently at the 8th and L intersection.

There are still a few small issues the HPRB staff would like to see addressed, but they have recommended that the concept be approved by the board, and the project has been placed on the consent calendar for the March 24 meeting. (Though the board may choose to remove it from consent if they have any issues they want to discuss before voting.)

You can see a larger view of this revised design alongside the previous version and some current photographs on my new 8th Street Beer Garden page, which isn't exactly a barn-burner but at least it's something. (It goes hand-in-hand with my new National Community Church page, which has photos of the lots NCC now owns.)

The HPRB meeting is on Thursday at 10 am, and will be available via live streaming or on demand. (Or you could go to the meeting in person, but that's so 20th century.)

UPDATE, 3/24: The consent portion of the agenda passed with no discussion, so the design concept is now considered approved by the board ("as consistent with the purposes of the preservation act"), with final approval delegated to HPRB staff.

As I've been conjecturing, this includes the auto garage on the corner of 7th and Virginia. But it also includes a contract for the two small apartment buildings at 716 and 718 L Street, just west of the alley. Batterson tells me that they are leasing back the garage to the current occupants until July so that they can find a new location.

Combined with the Miles Glass site that started it all and the empty lot on 7th, this now gives NCC (the folks behind the successful Ebenezers coffee house near Union Station) over 26,000 square feet of land on a somewhat T-shaped footprint on which to build their combination coffee house/performance space/offices. As I've mentioned previously, Batterson wrote on his blog in mid-February that they are now "full-steam ahead with designs" now that the footprint is finalized, and that he is "looking forward to initiating meetings with Historic Preservation, ANC, Riverfront Bid, Barracks Row Main Street, Office of Planning, etc." It wil be interesting to see if the zoning and height changes that business owners are looking for along lower 8th get through, and whether NCC would be taking advantage of being able to build a bit higher as a result.

Of course, this isn't the only new activity on Square 906, since it's on the south end of the block where the beer garden at 8th and L is supposed to be going in once the design gets through its historic preservation review, a process NCC will have to undergo as well since the block is within the Capitol Hill Historic District. This Saints and Sinners stretch of 8th is definitely going be a focus of activity in 2011.

The commissioners all seemed to feel that the staff report (which I summarized here) was on the right track with its comments on the building's design: "You're close, you're very close," said board member Robert Sonderman to the building's team, and staffer Amanda Molson and other board members seemed to agree.

Before the board members had a chance to weigh in, applicant Mark Brody responded to some of the concerns in the staff report, offering to remove the rain screens that go up above the roof deck, reducing the number of finishes, providing more information about how the roof deck's lighting and sun-screening will be designed, and looking more at how the business relates to the 8th Street streetscape (Brody said that they'll be trying to include a sidewalk cafe in the final plans).

Architect Matthew Battin did seem a little frustrated by the amount of input the design has received, talking about how some design changes have been in response to comments, which have then generated comments that counteracted the initial comments. The board members seemed sympathetic to the "too many cooks" issue, and many focused on wanting the design to be simplified in order to "clarify the concept." They also seemed to like the industrial/warehouse feel, and were not concerned about it fitting in with the Capitol Hill Historic District. There was some discussion about using roll-up windows rather than the flat ones to further emphasize the warehouse feel (though costs do seem to be a concern in much of the design). There was also a suggestion that an archaelogist be brought to the site, given its location near the Navy Yard and on a hill with views of the Potomac where "the people before us" lived.

While the original staff recommendation was for the design to be approved by staff once comments are incorporated, chair Catherine Buell suggested it come back to the board one more time, "hopefully on the consent calendar." This was approved unanimously.

If you're not up for reading all six pages yourself, here's my Zagat-style report on the report:

It makes for good reading if you're interested in how new buildings in historic districts are evaluated; you might be surprised (I was!) that design guidelines actually "discourage the exact duplication of historic styles," opting instead to encourage applicants to consider a new building as an "enhancement" to the district "while respecting the historic context." The report discusses how the decision to go with a one-story structure could draw on "the vernacular of Washington's modest industrial buildings and alley warehouses," and in fact the report includes a photo of the Bier Garden lot in 1949, when a one-story building housing a laundry/tailor stood on the site.

The report finds that the proposed massing of the new building does reflect the character of the historic district and "references recognizable attributes" of both industrial buildings and traditional beer gardens. The report also sees the rain screen and other more contemporary design choices as reflecting the "whimsy, casualness and somewhat ad-hoc nature of many outdoor beer gardens."

However, there are concerns that there are so many finishes applied "in so many different directions" that the result is a "somewhat chaotic and unfinished appearance," and suggests selecting one or two key ideas that would allow the building "to be showcased in a less hectic manner." Other major issues cited include choices on the roof deck (and the lack of any lighting or shade up there in the current design), the proportions of the doors, and the designs of the rain screens, as well as how the building's "streetscape presence" along both 8th and L.

The report ends with a recommendation that the applicants "restudy the issues outlined [...] as they pertain to the principles of design cohesiveness, proportion and scale, and streetscape presence." It's also recommended that the board delegate final approval of the design to the board staff once the comments from staff and the board are addressed in the revisions.

The hearing begins at 10 am on Thursday, and can be watched live, or on demand starting the next day. (And this will actually be the first HPRB hearing I'll have ever watched!) You can read my previous Bier Garden posts if you're needing to get caught up.

UPDATE: And now we return back to "Beer Garden" from "Bier Garden," as Mark Brody informs me that it was a typo on the plans.

A quote: "But like many cities around the country, Washington is stuck with the consequences of allowing a highway to slash through an urban neighborhood. In 1962, the Southeast Freeway bisected Barracks Row. 'That became the moat,' said Michael Stevens, the executive director of the Capitol Riverfront Business Improvement District, which has helped to promote development around the new ballpark. 'It created a large physical barrier.'"

The article, which has a festive accompanying photo of Madison Marquette representatives outside of the Blue Castle, mentions the Lower 8th Visioning Report that I wrote about last week, and also the National Community Church's plans to build a church and performance space at the corner of 8th and Virginia, which the head of Barracks Row Main Street is quoted as saying "will definitely be a catalyst for development. We have a number of investors who just didn't want to be first."

Speaking of which, NCC's Mark Batterson has posted on his blog today that their Capitol Hill campus "footprint is finalized," which I would guess means that the deal has closed for the auto-repair garage at 7th and K that I mentioned NCC was trying to acquire (if in fact that's the lot they're looking at, because it's never been said publicly). Batterson also says NCC is "doing another set of conceptual drawings," and that with the site finalized "we're full-steam ahead with designs." And: "Looking forward to initiating meetings with Historic Preservation, ANC, Riverfront Bid, Barracks Row Main Street, Office of Planning, etc. I think our development will be a catalyst for and part of the renaissance that will happen in that part of the city."

In my post about the Bier Garden plans for the northeast corner of 8th and L, SE, I promised a couple of extra tidbits about Lower 8th Street. To wit:

Original plans for a temporary structure were undoable thanks to historic district restrictions, so now the applicant, Mark Brody, and his architect have opted to go with a one-story building with a roof deck, in addition to the proposed ground-level summer garden. The look of the building (which is closer to 1 1/2 stories high) is very industrial, with large multi-paned windows and lots of "wood rainscreening" on the exterior and the roof deck. (I've asked for electronic versions of the color renderings that were shown at Tuesday night's ANC 6B meeting, but Mr. Brody is still pondering whether to pass them along.) UPDATE: Since the renderings have been submitted to the Historic Preservation Office and have been shown at a public meeting, an interested party passed them along. (UPDATE 1A: And Mr. Brody's architect has now sent it to me as well--thank you!) Here is the main image, looking at the corner of 8th and L:

The ANC's Planning and Zoning Committee had a first look at the designs on Feb. 1, and, according to the committee report, expressed a number of concerns about "the proposed materials, the open deck design, and the lack of letters of support from other establishments and or affected neighbors" as well as the "unfinished appearance" and issues with not having received details such as "views of the affected area with relationship to existing structures and plat specifications."

By the time the full commission met Tuesday night, Brody had made some changes to the initial designs, and forwarded letters of support from two neighbors on L Street as well 18 letters from Capitol Quarter residents (thanks probably to an e-mail that went to the private CQ mailing list asking for support). When asked, Brody said that Mark Batterson of the National Community Church (which is buying up the north side of this "Saints and Sinners" block to build a new office and performance space) has decided that he "will take no position" on the beer garden plans.

There ensued much discussion, with the bulk of concerns coming from Kirsten Oldenburg (in whose SMD this is) and David Garrison, who both clearly are unhappy with the design, especially the roof deck. (Perhaps Kirsten will write more about this project on her blog so I don't have to try to summarize, HINT HINT.) But other commissioners made clear their desire to get something built on this portion of Barracks Row south of the freeway to help jump-start the area.

After an initial motion to oppose the designs while the applicant and the city's Historic Preservation Review Board continue to make refinements failed 3-7, a second motion to take no position failed 4-6, followed finally by a motion that passed 7-3 to support the designs, with an accompanying letter to the Historic Preservation Office detailing the commission's concerns about safety on the roof deck, the design of the doors (too stubby, Oldenburg says), the "parapet" that is above the front door, and the design's "historic character." Commissioners Oldenburg, Garrison, and Norman Metzger were the three commissioners in opposition. The HPRB may hear this case at its Feb. 24 meeting, though that agenda has not yet been set. (Note that the Capitol Hill Restoration Society will be a source of comments about the project as well.)

Interestingly, the liquor license apparently will not cover the roof deck, so Brody will have to come back to the ANC if he intends to serve alcohol in that space. There was also mention made of wanting to have sidewalk tables during warm weather, which will require a public space permit and another trip back to the ANC (athough the bus stop right out front might make for a space issue).

There's probably more to write about this, but I'm pacing myself, since I'm guessing there will be plenty of additional chances to cover the process. And hopefully I'll get some renderings to post soon, but when the project gets onto an HPRB agenda they'll become part of the public record, so I'll definitely have them then.

There were some additional South of the Freeway tibits that came out during these discussions, but I'll save those for another post.

UPDATE: Here's Kirsten Oldenburg's thoughts and concerns about the design.