Cardozo Shaw Neighborhood Association - Back Lots Development at the Lincoln Theatre

Back Lots Development at the Lincoln Theatre

Written by CSNA

Sunday, 01 July 2007

Aproximately a year ago, the Office of the Deputy Mayor for Planning and Economic Development (ODMPED) shared with the community that they were beginning the process to seek proposals to develop the two District-owned lots behind the Lincoln Theatre. The two lots identified for potential development are the lot immediately behind the Lincoln, currently used as a parking lot, and a smaller lot on the east side of the alley/Ben Ali Way.

At the CSNA General Membership Meeting in June 2007, the ODMPED returned to share an update with the community and to seek additional input. Derrick Lanardo Woody, Coordinator of the Great Streets Initative, introduced the findings of the recent feasability study.

Use of the Lincoln Theatre is projected to continue as a multi-use facility, and ways of including private promoters with the not-for-profit management of the theater are being developed. Current capital improvements to the theatre will mean a temporary closure of the building for July and August 2007.

Mr. Woody said at this time the schedule for the development of the back lots is to have the Request for Proposals (RFP) prepared and offered for bidding by the end of this summer.

Joe Bender and Michael Marshall, consultants for the development feasablity project, stated that, after the previous year's of work with the government and neighbors, an alternative analysis has been developed with three likely uses. This presentation shows potential density, uses and services of development of the Lincoln back lots.

View the development feasability study presentation of the Lincoln Theatre back lots from the June 2007 CSNA Meeting. (PDF file) (2 MB)

Option A shows residential use, with 46 residences, no retail, and 79 parking slots with 1/1 reserved for the residential tenants. Two configurations of an event space are located on the second floor, and will be accessible from the theater.

The building is 90’ in height, and is stepped back at the 70’ level to decrease the massing to the north and west facades.

Entry to the below grade parking (in each plan) is off the north/south alley to the east of the property, and loading will be accommodated also from this alley. The current curb cut for entry to the parking lot would be removed, and access/exit would be from the existing alley/Ben Ali Way curb cut.

Option B shows use as a boutique hotel with 103 rooms, and would most likely also feature a small restaurant or café.

Option C shows use as an office building, with approximately ninety-thousand square feet of open and useable office space.

All three options include below grade parking, aiding the functioning of the theater use, different upper story uses, and each hopefully can in some way help create a revenue stream for the theater.

The three options are not exclusive, and a hybrid of uses is possible depending on marketplace responses.

In the question and answer following there were a number of questions about the impact of the massing and traffic on V Street.

Cheryl Cort, and others, presented a number of questions about the consultant’s assumptions on parking including the assumption that 1:1 parking was necessary for the residential option. Mr. Bender explained the choices in locating the parking entrance and loading area at mid block off the alley.

Questions were posed about the juxtaposition of the proposed building abutting the Nidi Condominium building.

Questions were posed about the upper story setbacks, and Mr. Bender stated that they had explored this option, but that the decrease in useable space could compromise the value of the property to developers.

Mr. Bender also spoke to the need in the community for more parking, and cautioned that with full use of the theater the current neighborhood deficit of public parking will be further strained.

The office and hotel uses were suggested as better in terms of the parking problems.

If you have questions or comments about this project, please feel free to contact:

Derrick Lanardo Woody
Coordinator - Great Streets Initiative
Office of the Deputy Mayor for Planning & Economic Development
1350 Pennsylvania Avenue NW, Suite 317
Washington, DC 20004-3001
Phone: 202-727-2981; Fax: 202-727-6703; Email: This email address is being protected from spam bots, you need Javascript enabled to view it

Ernest Springs
Cardozo Shaw Neighborhood Association
Historic Preservation & Development Chair
Email: This email address is being protected from spam bots, you need Javascript enabled to view it

For more information about this and other projects, visit the Office of the Deputy Mayor for Planning and Economic Development online at : www.greatstreets.dc.gov or www.dcbiz.dc.gov

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