Foggy air with low-in-the-sky not-very-bright December sun is not conducive to snappy photos, so this is just a brief update to capture the most pressing changes to the skyline. Demolition started back up this week at Old Capper Seniors: the southeast wing is now gone, and the east wing is getting smacked with the wrecking ball this morning. You can see the demolition from all angles in the old Capper Senior Expanded Archive. I also took a few shots of 55 M's progress (look for the icon in its Expanded Archive).

The developers of the planned office building at 1111 New Jersey Avenue are having a Capitol Gateway Overlay Review in front of the Zoning Commission on Jan. 31. This review is now required because Donohoe is buying the land on top of the Navy Yard Metro station east entrance, which means that the project's property now "fronts" M Street and must get a review by the Zoning Commission to make sure it follows the design and usage requirements laid out by the CG Overlay. I haven't seen any new renderings yet to know whether the building has grown from its original 146,000-sq-ft design (note: see UPDATE below). No mentions yet of when construction might start. Presumably this design will be presented to ANC 6D, at perhaps its January meeting.

And, in the Questions and Responses posted along with the Capper PILOT underwriters RFP, there's the following statements:

* 250 M Street, the 200,000-sq-ft office building by William C. Smith, "will commence construction on or about May 2008";

* 600 M Street, the 500,000-sq-ft office building by Forest City on the old Capper Seniors site, "is expected to commence construction in late 2009 or early 2010 -- Stage II PUD process with the District Zoning Commission has already commenced"; and

* 800 New Jersey/120 Canal, the planned 1.1-million-sq-ft mixed use project by William C. Smith on the land north of I between Second and New Jersey (known as Square 737), "will commence Stage II PUD upon transfer of District land in early 2008."

According to the Voice there was a community meeting about baseball-related traffic concerns on Nov. 28, which I didn't see announced anywhere. But apparently there's another one scheduled for Dec. 19 at 6:30 pm at Southeastern University.

Post-Hearing UPDATE: The first two hours of the hearing were more of a general discussion about the current state of DC voting rights, which included multiple mentions that the $3 billion that District residents pay each year in federal taxes is higher than the tax burdens of seven states, and nearly as high as four others. It wasn't until DC Sports and Entertainment Commission CEO Greg O'Dell started his testimony that the issue of whether the council even can legislate the addition of a sign to the ballpark came up.

Because the lease agreement signed by the team and the city states that the Nationals control the signage on the stadium's interior, exterior, and perimeter, the DCSEC's outside counsel feels that this tote-board bill "could conflict" with the lease. O'Dell took a pretty tough batch of questions from council chair Vincent Gray about whether O'Dell himself thinks this sign is a good idea--he punted a number of times, saying he wanted to be "mindful of the process" and "respectful of my board" until Gray finally pinned him down to admit that he thinks it's a good idea. O'Dell did say that the sports commission would move to implement whatever the council decides.

Chairman Gray commented a few times on his unhappiness that the citizens of the District are paying $611 million for the ballpark but can't put this sign up without going to the Nationals for approval. As to the issue of whether the sign's costs would violate ballpark cost cap, O'Dell indicated that if the sign cost less than $100,000 that he didn't think it would cause any cap problems.

So, one would imagine that there will now be some intense negotiations between the city and the Nationals to get their approval for the sign. But given the response that Stan Kasten gave to Mark Plotkin (described here and here) about the moving the DC Taxation Without Representation sign that currently hangs at RFK to the new ballpark, it will be interesting to see how this tote-board discussion turns out.

The city council's Committee on Finance and Revenue will be having a mark-up session this afternoon at 3:45 that includes Bill 17-0292, the "Arthur Capper/Carrollsburg Public Improvements Revenue Bonds Approval Amendment Act of 2007", which, in amending the original Capper PILOT bill from 2006, makes some "technical clarifications" and also authorizes a $55 million bond issuance. This bond, now $11 million larger what was originally anticipated because of increased borrowing costs, will provide $36.7 million for public infrastructure improvements like environmental remediation, building of two new streets (Second Place and Third Place), and water and sewer upgrades and replacements. Once this bill is passed by the council, the Housing Authority will be able to move forward with issuing the bonds, probably in Q2 2008; in fact, they have already sent out a Request for Proposals for underwriters for these bonds, which closes on Friday (Dec. 7). This bond will then be repaid by the payments in lieu of property taxes that landowners within the Capper PILOT area will be responsible for. (The draft council bill and the underwriting RFP give much more detail about the PILOT plan, if you're interested.)

The construction that's currently tearing up the streets at Capitol Quarter is a separate first-phase contract, allowing EYA to complete the initial work on public infrastructure that needs to be done before they can start work on the "private" infrastructure (the utilities and other work under the house lots themselves). Once that is done, then "vertical construction" can begin on the houses themselves, which is the work that is now scheduled to begin in the spring.

And, the DC Building Permit feed shows that six-month extensions for Capitol Quarter permits have recently been approved.

So, while none of this answers what was probably the meat of the WTDW question--I know everyone really wants all sorts of skinny on the "whys" of the delays--it does give some semblance of an update on where things are.

Post-Hearing UPDATE: The bill was moved out of mark-up ("reported favorably") with no discussion, and next goes to Committee of the Whole (presumably at next Tuesday's meeting). Note that the online version of the bill is the original draft, and may not reflect the current wording. Jack Evans mentioned at mark-up that there will be an amendment offered at the Committee of the Whole, but didn't elaborate. And here's the draft committee report on the bill, which gives a less technical description of the changes being made to the original 2006 PILOT legislation.

These tidbits came from yesterday's holiday lighting ceremony, which I wasn't able to attend (though the Nats320 blog was there and has photos) and which doesn't seem to be covered on the local networks' video offerings. But be sure to look at the stadium web cam images from Wednesday evening for some particualrly striking photos of the ballpark, lit up at night with a blanket of snow on the field.

UPDATE: Oops, here's the MLB.com piece on the ceremony, with lots of details.

UPDATE II: One more note on the holiday lighting ceremony--a press release from the Nationals today says that the Nationals and Clark Construction subsequently donated the 10-foot Douglas Fir used in the ceremony to the South Washington/West of the River Family Strengthening Collaborative, for its use at a Dec. 12 holiday celebration at Westerminster Presbyterian Church at 400 I Street, SW.

The press release about the meeting also reports that the six "clean team members" have collected more than 1,200 bags of trash around the BID, and two "hospitality/safety ambassadors" have provided "over 50 informational assists."

UPDATE: WBJ writes a blurb from the press release, too.

And, in a story just barely tied to the stadium, The WashTimes reports about the Nationals' work through its Dream Foundation to create a youth baseball academy at Fort DuPont Park in Southwest, perhaps at the expense of renovating the city's baseball and softball fields: "Under the conditions of the lease tied to the Nationals' new ballpark, the team is required to help youth baseball programs in the District by operating a new baseball academy, holding clinics and providing free equipment to groups in need. By most accounts, the team has done well in meeting those requirements, but a provision of the lease calling for the team to renovate fields in the city has gotten less attention. [...] Tanenbaum said she is aware of complaints involving the city's playing fields but said she is being cautious about taking on too much in just the second year of operations for the foundation [...] Nationals director of community relations Barbra Silva said she and Tanenbaum have talked with Play Ball DC and the D.C. Department of Parks and Recreation and said the team could begin helping with renovations this year. But they want to ensure the fields not only are renovated but maintained." The article also mentions that the foundation "will start a charitable program next spring relating to the neighborhood around the team's new ballpark."

So, if you have a question that might be a good fit for WTDW...?, drop me a line, and we'll see what we come up with. I'll be looking for questions that have concrete answers, rather than requests for ruminations on the big picture. (And don't be like the college journalism student I recently heard from who sent me one dozen essay-level questions about Near Southeast, and requested that I return my answers by the end of the day.)

I'll start with an e-mail that arrived today from a reader asking about the status of Onyx on First, the 260-unit residential tower by Faison and Canyon-Johnson under construction on the southeast corner of First and L. Onyx was launched in late 2006 as a condo project and is scheduled to open in Fall 2008, but although there's a web site with general information, sales at the building have yet to get underway. (The trailers you see behind Normandie Liquors at First and M arrived back in the spring to house the Onyx sales office, but have sat unused for more than six months.) Rumors about Onyx's status have been floating around as the DC condo market softens, but so far no change to the original plans has been announced. When I hear something confirmed, I'll post it here as fast as my little fingers can type.

Next?

Not only does former Mayor Bowtie A. Baseball get the award, he also gets to flip the switch to illuminate the boathouse. And the other marinas along the Anacostia Waterfront will also be lighting their clubhouses for the holiday season. The awards ceremony and lighting start at 6:30 pm, followed by a public reception.

And speaking of lighting up the ballpark, there's going to be a "holiday lighting ceremony" at the stadium on Wednesday afternoon. Following remarks about PNC Bank being named a "founding partner" of the team for 2008, a Christmas tree, Menorah, and Kwanzaa candles will be lit. And Nationals third baseman Ryan Zimmerman will "distribute holiday cheer and gifts to the workers."

* I don't get on the Southeast Freeway on a regular basis, so only yesterday did I see the huge Capitol Yards sign hanging on the side of 70 I, facing the freeway. Oops; would have helped me write Saturday's entry on the new project web site a day or two sooner! UPDATE: And, with good timing, here's a new press release touting the "topping out" of 70 and 100 I Street. They are scheduled to open in summer 2008.

* Both the PSA 105 and MPD 1D mailing lists (registration required) have been discussing the November spate of car thefts, which included not only Near Southeast but Capitol Hill and other neighborhoods. Apparently the three thefts recently listed for the unit block of L Street (which I didn't blog about because I was a little suspicious that there might be a mistake in the data flow) were three cabs stolen from the same lot. Also, 1D commander David Kemperin says that the Auto Theft Unit was deployed to the area, and that "an arrest was recently made for auto theft and other information obtained from an arrest for unregistered auto that may link some of these thefts." If you're interested in ongoing discussions about crime in the area, a subscription to these lists is probably a good idea.

* On Friday I wondered aloud what Phil Mendelson's response would be to Mayor Fenty's press conference on 225 Virginia and the Consolidated Forensics Lab, and, like magic, his complete statement appeared in my inbox. "Learning about today's announcement, I am unsure about what can be considered 'new' news regarding the progress of the Consolidated Forensics Lab and the relocation of various public safety facilities. We learned of the probability of Bowen Elementary School being used to house the First District Police Headquarters at an oversight hearing I held on this issue on September 20th of this year. We also knew then that the administration was looking for suitors for the property at 225 Virginia Avenue, SE; nothing new was announced about this today." Read the rest here.

The two buildings I always cover together as 70 and 100 I Street have been dubbed Jefferson and Mercury at Capitol Yards, and although they're right next to each other they will have distinctly different looks-and-feels. The Jefferson will have more of a "warehouse" feel, with "exposed brick and hardwood floors" for a "spacious loft-style atmosphere", while the Mercury next door will be going for "up-to-the-minute finishes."

Across the street, 909 New Jersey is now known as 909 at Capitol Yards, and its page touts a "two-story lounge with a modern bar, plasma TVs and a 90-inch projection TV" as well as an Asian-themed spa and a rooftop deck with "lounging and grilling areas." This building will also have restaurant and retail tenants on the first floor (which might also prove to be a handy stop for Nationals fans walking along New Jersey going to or from the Capitol South Metro station).

The pages for each of these projects also include animated views of the building's exteriors.

There's also a page for what's now 23 Eye at Capitol Yards (though I haven't decided yet if I'm going to always indulge that whole "Eye" thing), which has the first rendering I've seen of the building that will eventually go up west of Half Street (where the Wendy's and a towing company currently reside). Its page touts not only a rooftop pool, but also a rooftop dog park, which one would like to assume will be outfitted with very high fences. The 421 units are being described as "two-story true loft homes with 18-foot windows"; the site also says that the building will be Washington's first LEED silver-certified residential building.

You can wander through my project pages for each of these buildings to see where they're at (and what their lots looked like before). The furthest along are 70 and 100 I, scheduled to open in the summer, and are now topped out and getting their brick facades. The hole has been dug for 909 New Jersey, and it is supposed to open in mid-2009. Nothing has changed yet at the 23 I site, but construction is expected to start in 2008.

* The Voice of the Hill has posted a piece on its web site surveying the community reaction to the 11th Street Bridges EIS, while the December issue of the Hill Rag looks at the project from the perspective of Hill East.

* The Hill Rag also has a recap of the November ANC 6D meeting, which focused mainly on Southwest issues, though there is a small blurb about the ballpark liquor license (it sounds like there were some concerns about the 8 am to 3 am time frame listed on the application).

* Meanwhile, the December Southwester reports on the Oct. 3 groundbreaking at The Yards by reprinting much of the Forest City press release on the project.

* Out of my realm, but I'll still pass along that the four short-listed development teams will be presenting their proposals for Poplar Point at Dec. 12 at 6:30 pm at Birney Elementary School, 2501 Martin Luther King, Jr., Ave., SE.

* I'm watching with interest a public space permit application this week by Cofeld LLC for 1271 First Street, which is the lot on the northwest corner of First and N, which had a raze permit filed for it in June. Hints of demolition? We'll see if the permit data, when approved, tell us anything further.

* UPDATE: One more quickie to add. The Garfield Park-Canal Park Connector Project has posted notes and summaries of discussions at their Oct. 24 workshop. Topic areas discussed included Biking and Walking, Under the Freeway, Public Art, Urban landscape, and History & Neighborhood Heritage.