Neighborhood Rejects Same Old Shakespeare Plan

A new building design was presented at Shakespeare Theatre’s community meeting today, but it was really the same old story.

Once again Shakespeare’s latest lawyer showed off a design. Once again community member after community member pointed out how the design would harm the neighborhood. Once again nobody from the community expressed any support for the new design. A snap poll of the audience found the neighborhood opposed to the new design by a margin of over 30 to 1.

Once again Shakespeare Theater promised unnamed “community benefits” that they apparently thought would win the neighborhood over. Once again Shakespeare Theater had no answer when it was pointed out how they had reneged on their previous promises. (See our June 28, 2016 post here for some examples.)

Once again Community members asked Shakespeare why they didn’t just sell the property at a profit and erect their hi-rise in one of the many DC areas zoned for large buildings. Once again Shakespeare had no answer.

Once again it was clear that Shakespeare was only holding this meeting to be able to say they had talked with the community. They weren’t interested in listening to us – they were interested in checking a box so they could move on to try to get the zoning changed.

The community is not going to let that happen.

Shakespeare next hopes to present their new design at an upcoming Advisory Neighborhood Commission meeting. We’ll be sure to let you know if and when that gets scheduled so the community can turn out in force.

Why Can’t Shakespeare Theatre Plan a Decent Meeting?

Repeatedly over the last 3 years, Shakespeare Theatre has provided inadequate notice of proposed meetings, and it has happened again with the Theatre’s planned community meeting on June 22 at 7pm at Amidon-Bowen Elementary School. Shakespeare Theatre should provide at least 2 weeks notice of a meeting, and they have repeatedly failed to do that.

Shakespeare Theatre has also repeatedly failed to make materials available ahead of time. The lack of information ahead of time leaves residents struggling to understand complex plans on the fly, and forces the neighborhood to argue from a disadvantageous position with Shakespeare’s phalanx of zoning lawyers and expert planners.

Over and over again, Shakespeare Theatre has attempted to put the community at a disadvantage over an issue the Theatre has disingenuously pursued since May 2, 2014, over 3 years ago. Shakespeare Theatre’s behavior continues to be a breech of faith with the community. Meetings should be scheduled at least 2 weeks in advance, and Shakespeare Theatre should provide materials to the community at least 2 weeks in advance.

 

 

Shakespeare Theatre Is At It Again

Three Signs May 2017Once again, Shakespeare Theatre is trying to change neighborhood zoning in order to erect a large building at 501 Eye Street SW.

Earlier this month, Shakespeare Theatre gave notice of its intention to file a revised zoning application by June 16, 2017. The application will seek to rezone the 501 Eye Street SW property to zone MU-4, which would permit 50-foot tall buildings plus penthouses. Last summer, Shakespeare Theatre withdrew their previous plans after sustained neighborhood objection and a negative report by the DC Office of Planning.

Here is what has happened repeatedly over the last three years and what we can expect to happen again on this issue:

  • Shakespeare Theatre presents a lightly-revised plan that continues to disregard neighborhood concerns.
  • The community shows up in force to remind Shakespeare Theatre of the myriad reasons their zoning change attempt is greedy and inappropriate for the neighborhood.
  • Shakespeare Theatre puts out a press release about much support their plan has.
  • Shakespeare Theatre refuses to take advantage of less greedy but still profitable options that maintain the site’s current zoning.

The monstrosity Shakespeare Theatre is proposing would be far higher and much denser than what is permitted by the current R-3 zoning, which is designed for town houses and allows three floors to a maximum of 40 feet. This is the zoning the community wants to maintain.

What will it take for Shakespeare Theatre to stop attempting to destroy the character of our neighborhood?

 

 

 

DC Office of Planning Chooses Smart Growth

The DC Office of Planning made it official – they are not recommending that the Zoning Commission set down a hearing for the Shakespeare Theatre Planned Unit Development at 501 Eye Street SW. The neighborhood has been much cheered by the news. The Office of Planning’s recommendation not to set down a hearing is a logical corollary to the work the community and the Office of Planning did in advance of the issuance of the Southwest Small Area Plan last year.

The official word from the Office of Planning came in the Planned Unit Development material the Zoning Commission will review before deciding on July 11, 2016, whether to set down a hearing on the Shakespeare Theatre proposal to change the zoning at 501 Eye Street SW. A copy of the Office of Planning memo can be found here. The full Planned Unit Development case record can be found on the Zoning Commission website here by searching for case number 16-04. There’s no opportunity for public comment at the July 11 Zoning Commission meeting, but if you want to see for yourself what happens, the Zoning Commission livestreams its meetings at this link.

In Bad Faith: Shakespeare Theatre Still Isn’t Fullfilling Its Obligations According to the SWNA Agreement

On September 17, 2014, Shakespeare Theatre Corporation (STC) made a series of promises to the Southwest Neighborhood Assembly (SWNA) in return for SWNA’s withdrawing their Historic Preservation Application for the 501 Eye Street SW site. Nearly two years later, Shakespeare Theatre has failed to fulfill many of the promises it made in the SWNA agreement. On the back of these unfulfilled promises, Shakespeare Theatre is now making new promises to community groups.

In the long list of Shakespeare Theatre’s unfulfilled promises in the SWNA agreement, some commitments were for items to be completed immediately or to be enacted continuously, and others were for items to be completed within a year of the agreement. Still others were to be included in the Planned Unit Development for 501 Eye Street SW. Below is a list of  STC’s unfulfilled promises by section in the SWNA agreement:

R5. …STC is committed to engaging with the Southwest Community as STC develops its plans for the Property, to minimizing the impact of the Development on the Southwest Community, and to addressing, to the greatest extent possible, the concerns that a redevelopment of the Property poses for SWNA and surrounding residents. [Status: NOT DONE]

3. Demolition…Upon issuance of the Raze Permit…STC shall coordinate with…immediate neighbors to minimize impacts of demolition on…residents. [Status: NOT DONE]

5. b. Off-Street Parking…A minimum of 70 off-street parking spaces shall be provided on the Property for use by STC and residents of the Development. Residents of the Development shall not be entitled to participate in any existing or future Residential Permit Parking program…[Status:  NOT DONE. STC’s PUD includes 70 off-street parking spaces but also proposes to reserve numerous spaces of on-street parking for itself]

6. a. Community Engagement…STC will be responsive to and communicate regularly with Townhouse Management III, Inc., and Townhouse Management I, Inc., and a recognized group of residents thereof who live in houses surrounding the Property…regarding all aspects of the development process that will impact the Townhouse Residents, including but not limited to the demolition and construction schedule. STC will also fulfill its promise to make available to the Townhouse Residents all studies commissioned by STC related to the Existing Building, Property, and surrounding infrastructure, including, but not limited to, goetechnical, shading, utility, and transportation studies…STC will continue to provide the Townhouse Residents with further studies as they are completed. [Status: NOT DONE]

6. b. Community Engagement…Within thirty (30) days of Effective Date [September 17, 2014], STC agrees to organize a charette with SWNA and the Townhouse Residents at which three-dimensional models of the proposed massing concepts for the Property will be presented and discussed with meeting participants (the “Charrette”). [Status: NOT DONE, despite repeated requests for the three-dimensional model]

7. c. i. B. Public Benefits…Beginning on the Effective Date [September 17, 2014] STC shall reserve tickets and gift certificates for adult Master Acting Classes and Camp Shakespeare for Southwest Community special events and raffles…[Status:  NOT DONE until 2015 and then only in part.]

7. c. i. C. Public Benefits…Beginning on the Effective Date [September 17, 2014] STC shall coordinate with SWNA and/or ANC 6D to distribute free tickets to Ward 6 Night Free For All performances at Sidney Harmon Hall. [Status: NOT DONE.  For the first time, free tickets suddenly appeared on Thursday June 23, 2016, for a Saturday June 25, 2016 production. Few in the community were aware of the opportunity. A Ward 6 Night Free For All performance has not been established.]

The full SWNA agreement can be found here.

 

 

What It Looks Like for a Developer to Be a Good Neighbor and Still Make a Profit at 501 Eye Street SW

Two years ago, the Shakespeare Theatre Company purchased the land at 501 Eye Street SW, which is part of a neighborhood the city reserved for single-family homes and non-commercial institutions over fifty years ago. 501 Eye Street SW is the last undeveloped plot of land in Southwest D.C. zoned for single family homes, and it is zoned as R-3. This zoning designation restricts the height of buildings to 40 feet and specifically prohibits commercial establishments.

Shakespeare Theatre Company, however, in purchasing the 501 Eye Street SW property was planning a building that would tower 90 feet or more above street level and serve a variety of commercial purposes, including over one hundred rental apartments; temporary actor housing; and office, storage and rehearsal spaces for an additional seventy people. None of these usages are compatible with R-3 zoning or with the character of the neighborhood. Shakespeare Theatre Company demanded that the zoning be changed to something that would permit a 90-foot tall building with a commercial purpose.

Long-term neighbors and those who recently bought townhouses near 501 Eye Street SW objected to Shakespeare Theatre’s plans for a zoning change, particularly since Shakespeare Theatre Company’s large apartment building and commercial facility would abut the Amidon-Bowen Elementary School playground. Neighbors saw that Shakespeare Theatre’s apartment tower and commercial facilities would destroy a safe and quiet neighborhood. Shakespeare Theatre Company wrongly countered that if they weren’t allowed their 90-foot commercial and apartment building, 501 Eye Street SW would deteriorate and become a public nuisance because no developer could make a profit by building within the current zoning.

Neighbors had no choice but to refute Shakespeare Theatre’s baseless claims. We commissioned Ernst Valery Investments, a respected East Coast developer, to examine what is possible at the 501 Eye Street SW site in the context of R-3 zoning. Ernst Valery Investments determined that interested developers would definitely find construction of town houses and other uses permitted by R-3 zoning at 501 Eye Street SW to be profitable. The Ernst Valery Investments report is here. A developer interested in being a good neighbor to the existing homeowners and renters and to the elementary school could easily make a profit within the context of R-3 zoning. That same developer could find themselves contributing in a positive way to the vibrant Southwest neighborhood the city established over fifty years ago.