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Near Southeast DC Past News Items
- Full Neighborhood Development MapThere's a lot more than just the projects listed here. See the complete map of completed, underway, and proposed projects all across the neighborhood.
- What's New This YearA quick look at what's arrived or been announced since the end of the 2018 baseball season.
- Food Options, Now and Coming SoonThere's now plenty of food options in the neighborhood. Click to see what's here, and what's coming.
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- Anacostia RiverwalkA bridge between Teague and Yards Parks is part of the planned 20-mile Anacostia Riverwalk multi-use trail along the east and west banks of the Anacostia River.
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- Virginia Ave. Tunnel ExpansionConstruction underway in 2015 to expand the 106-year-old tunnel to allow for a second track and double-height cars. Expected completion 2018.
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- Rail and Bus Times
Get real time data for the Navy Yard subway, Circulator, Bikeshare, and bus lines, plus additional transit information. - Rail and Bus Times
Get real time data for the Navy Yard subway, Circulator, Bikeshare, and bus lines, plus additional transit information. - Canal ParkThree-block park on the site of the old Washington Canal. Construction begun in spring 2011, opened Nov. 16, 2012.
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- Nationals Park21-acre site, 41,000-seat ballpark, construction begun May 2006, Opening Day March 30, 2008.
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- Washington Navy YardHeadquarters of the Naval District Washington, established in 1799.
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- Yards Park5.5-acre park on the banks of the Anacostia. First phase completed September 2010.
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- Van Ness Elementary SchoolDC Public School, closed in 2006, but reopening in stages beginning in 2015.
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- Agora/Whole Foods336-unit apartment building at 800 New Jersey Ave., SE. Construction begun June 2014, move-ins underway early 2018. Whole Foods expected to open in late 2018.
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- New Douglass BridgeConstruction underway in early 2018 on the replacement for the current South Capitol Street Bridge. Completion expected in 2021.
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- 1221 Van290-unit residential building with 26,000 sf retail. Underway late 2015, completed early 2018.
- NAB HQ/AvidianNew headquarters for National Association of Broadcasters, along with a 163-unit condo building. Construction underway early 2017.
- Yards/Parcel O Residential ProjectsThe Bower, a 138-unit condo building by PN Hoffman, and The Guild, a 190-unit rental building by Forest City on the southeast corner of 4th and Tingey. Underway fall 2016, delivery 2018.
- New DC Water HQA wrap-around six-story addition to the existing O Street Pumping Station. Construction underway in 2016, with completion in 2018.
- The Harlow/Square 769N AptsMixed-income rental building with 176 units, including 36 public housing units. Underway early 2017, delivery 2019.
- West Half Residential420-unit project with 65,000 sf retail. Construction underway spring 2017.
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- Novel South Capitol/2 I St.530ish-unit apartment building in two phases, on old McDonald's site. Construction underway early 2017, completed summer 2019.
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- 1250 Half/Envy310 rental units at 1250, 123 condos at Envy, 60,000 square feet of retail. Underway spring 2017.
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- Parc Riverside Phase II314ish-unit residential building at 1010 Half St., SE, by Toll Bros. Construction underway summer 2017.
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- 99 M StreetA 224,000-square-foot office building by Skanska for the corner of 1st and M. Underway fall 2015, substantially complete summer 2018. Circa and an unnamed sibling restaurant announced tenants.
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- The Garrett375-unit rental building at 2nd and I with 13,000 sq ft retail. Construction underway late fall 2017.
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- Yards/The Estate Apts. and Thompson Hotel270-unit rental building and 227-room Thompson Hotel, with 20,000 sq ft retail total. Construction underway fall 2017.
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- Meridian on First275-unit residential building, by Paradigm. Construction underway early 2018.
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- The Maren/71 Potomac264-unit residential building with 12,500 sq ft retail, underway spring 2018. Phase 2 of RiverFront on the Anacostia development.
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- DC Crossing/Square 696Block bought in 2016 by Tishman Speyer, with plans for 800 apartment units and 44,000 square feet of retail in two phases. Digging underway April 2018.
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- One Hill South Phase 2300ish-unit unnamed sibling building at South Capitol and I. Work underway summer 2018.
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- New DDOT HQ/250 MNew headquarters for the District Department of Transportation. Underway early 2019.
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- 37 L Street Condos11-story, 74-unit condo building west of Half St. Underway early 2019.
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- CSX East Residential/Hotel225ish-unit AC Marriott and two residential buildings planned. Digging underway late summer 2019.
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- 1000 South Capitol Residential224-unit apartment building by Lerner. Underway fall 2019.
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- Capper Seniors 2.0Reconstruction of the 160-unit building for low-income seniors that was destroyed by fire in 2018.
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- Chemonics HQNew 285,000-sq-ft office building with 14,000 sq ft of retail. Expected delivery 2021.
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832 Blog Posts Since 2003
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The draft agenda for the March 12 ANC 6D meeting has been sent out (although not posted on their web site as yet, alas), and there are a few Near Southeast items of interest: discussion and vote on an construction agreement (presumably between the developers and the neighborhood/ANC) for 1325 South Capitol Street (the 276-unit residential project across from the ballpark); a presentation on modifications being requested in front of the Zoning Commission to the plans for the office building at 100 M Street (I don't know any details, will post when I find out); and a presentation on streetscapes at the The Yards/Southeast Federal Center (ooooh, more hints of moving forward!). There's also a meeting on the planned Monument Realty project on the Randall School site at Half and I Streets SW (blissfully outside of my purview). The meeting is at St. Augustine's Church at 6th and M Streets, SW at 7 pm.
UPDATE: The 100 M Street change is quite minor, according to Opus East, a result of actual construction drawings evolving from the original design drawings. I also hear tell that First Street is going to be widened at some point by DDOT, which means that 100 M and Onyx on First won't have a wide/deep sidewalk along as originally thought. (I don't have any details on the First Street work.)
UPDATE II: The ANC 6D report in the new issue of the Hill Rag has more details on the 1325 South Cap construction agreement as discussed at the February meeting, though I don't know whether it's changed or not going into tonight's meeting. It also says the project has 276 units, not 244 as I've been reporting.
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Washingtonian.com's Open House blog was nice enough to include my Near Southeast site in its list of Habit-Forming Real Estate Blogs, alongside others that are doing similar work around the DC area. While I'm certainly addicted to it (with no hope of rehab, at least not before the stadium opens), it's comforting to know that I'm dragging other people down with me.
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(Yes, I'm running a bit behind. Will be back to normal next week.) On Wednesday the Economic Development subcommittee of the city council held an oversight hearing that included testimony about the Anacostia Waterfront Corporation and the National Capital Revitalization Corporation. From the Washington Times piece on the hearing: "Council member Kwame R. Brown, at-large Democrat, said he was not trying to stop progress by the organizations, but that he would be 'holding them accountable' for questionable expenses and delays in completing deals. A hearing on whether to dissolve them is scheduled for March 13." And, from the Washington Business Journal: "Wednesday's hearing was focused more on the agencies' interaction and cooperation with neighborhood groups, says Kwame Brown, D-at Large, chairman of the council's economic development committee. The March 13 hearing will look at the actual performance of both agencies and how they've progressed with their development efforts."
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Anacostia Waterfront Corp.
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The Washington Blade updates the continuing saga of the nightclubs that left Near Southeast because of the Development Gold Rush and the legal roadblocks that continue to thwart their attempts to find new homes within the DC city limits. Not something I'm following closely, just passing along the link for those who might be interested.
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A new item popped up on this coming Monday's (March 12) Zoning Commission agenda, and apparently it is a request by the developers of Capper/Carrollsburg to revise one of the conditions in the original PUD to allow units in the new Capper Seniors #2 building to be made available as workforce housing (30%-60% annual median income) in addition to the already approved low-income senior units. This will probably be something that the ZC will have to have hearings on, but we'll find out on Monday.
And, let's think for a moment.... Income-limited units, in a building that will be ready this spring, close to Barracks Row and the Navy Yard Metro and the stadium.... Could this be the mysterious Ballpark Apartments? It would explain why they're using a portion of one of the Capper drawings in their ads (with no apparent fear of being sued), and there are indeed water and monument views from various angles in that new building (at least for now). It's a cirumstantial case, but a pretty strong one, methinks. Let's see what shakes out.
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I get asked a lot (and I mean, a LOT) about what new development and projects might be coming to areas east of the Anacostia River, in wards 7 and 8. Today's Washington Times has an overview of what's in the pipeline for these areas of the city that haven't seen the economic boom that has so transformed many other parts of DC. I won't be tracking these projects, but I did want to alert folks to this article, and also to put out the call that East of the River could certainly use a Redevelopment Blogger....
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From DDOT: "As part of ongoing improvements to the Frederick Douglass Memorial Bridge (sometimes referred to as the South Capitol Street Bridge), the District Department of Transportation (DDOT) will continue bridge repairs this weekend, starting Friday, March 9. Following the morning rush hour this Friday, DDOT will temporarily close the northbound (inbound) lanes on the Frederick Douglass Memorial Bridge. Inbound bridge drivers will be directed to follow signed detours on Interstate 295 North to the 11th Street Bridge--providing direct access into the District. The northbound (inbound) lanes will be closed beginning on Friday, March 9 at 10 am until as late as Monday, March 12 at 4 am. All lanes will be reopened in time for the Monday morning rush hour." This work is part of the preparations for the planned demolition of the raised portion of South Capitol Street (north of Potomac Ave.) this summer.
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Douglass Bridge, Traffic Issues
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NBC 4 reports: "The District's new baseball stadium is beginning to take shape along the Anacostia River in Southeast. Construction on the site began last May, but the ballpark is already changing the city's skyline, News4's Tom Sherwood reported Monday." To which readers of JDLand say, "Tell us something we don't already know." (hee hee)
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Nationals Park
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Sunday's Post has a short update on the battle between former landowners at the Nationals ballpark site and the city over the value of the land that was taken via eminent domain. What's new? Mainly that nothing's new, it's all still wound up in court. But one interesting item I hadn't heard before: "Aside from the price of the land, also being contested is how much money the government is seeking to recoup from the business owners to pay for environmental rehabilitation. Although they were forced to vacate, the business owners are still legally responsible for paying for the work, legal analysts have said." With the latest DCSEC report saying that more than $12 million has been spent on environmental remediation at the site so far, this could be a big hit on the pockets of the old property owners if this actually pans out.
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Nationals Park
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Today's Washington Business Journal has a cover story ("Agencies at Risk", available online) on the hazy future of the Anacostia Waterfront Corporation and the National Capital Revitalization Corporation, which have come under fire by members of the city council for being "barriers" to getting things done in the city. The AWC's coverage area includes all of Near Southeast, so what becomes of it will have an impact on much of what I'm tracking here, including the Nationals ballpark, Canal Park, Diamond Teague Park, and the Anacostia Riverwalk. There are two city council hearings on the fate of these two quasi-government corporations, the first on March 7 at 10 am, when the Committee on Economic Development holds Agency Oversight Hearings on FY06-07 Budgets, covering not only AWC and NCRC but also the Office of Planning and the DC Sports and Entertainment Commission (so it's quite the Near Southeast Oversight Bonanza). Then, on March 13 at 10 am, the same subcommittee will be holding the first hearings on the "NCRC and AWC Reorganization Act of 2007"; I imagine both of these will be available via streaming video and on DC Cable 13. As an aside, the Examiner reports that Mayor Fenty's office has said that an anticipated report on the AWC and NCRC was in fact not supposed to be ready in 60 days, but 100 days (oops).
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The latest citywide real property tax assessments are now available in the city's database, and I've culled out the Near Southeast properties and posted them in my Assessments Archive, where you can also access previous years' numbers back to 2003. I'm not going to do a comparison of all individual properties year-to-year (you don't pay me enough!), but I will give you a quick glimpse at how the total assessed value Hood-wide has looked over the past five years:
2007: $2.05 billion
2006: $1.78 billion
2005: $894 million
2004: $772 million
2003: $640 million
If that doesn't do it for you, here's a lovely chart:
The highest assessed property? That would be the office building at 1100 New Jersey Ave., assessed at $128 million; the highest value for a single unimproved lot is (as always) the Consolidated Rail (CSX) land north of I Street, south of the Freeway (and under it, too): the 463,000 sq ft lot is assessed at just under $86 million (although keep in mind that some locations where development is pending--like, say, the stadium--are still seen in land records as many small lots rather than a single large one).
UPDATE: Should have just done this when originally writing this post--the combined assessed value of the 63 individual lots that make up the stadium site is (deep breath) $180 million, compared to $32.8 million in 2004. (And an additional update, the overall Hood numbers above were tweaked slightly--I guess I missed a couple lots when I first ran this, but the ratios and overall feel is still the same.)
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1100nj
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I've just added to my Calendar of Events the March schedule of lectures, concerts, and other events at the Navy Yard's Naval Historical Center. The schedule for their monthly Naval History Seminar has been released through June, as well. If any of these events interest you, be sure to contact the museum at least 24 hours in advance so that your entry into Fortress: Navy Yard can be assured.
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Navy Yard
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Councilmember David Catania's office has posted the DC Sports and Entertainment Commission's January report on the new Nationals ballpark; it's a pretty detailed and wide-ranging document on where all aspects of the stadium project stand, I definitely recommend taking a peek. I have been so very remiss in not pointing to these in the past, but Catania's office has done a good job of archiving these reports and other ballpark-related documents, and I promise to keep up with them in the future. Bottom line? On time and on budget. (Though it's possible Mr. Catania may draw a different conclusion.)
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Nationals Park
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The latest weekly permit report from the DC Historic Preservation Office shows that a raze permit application has been filed for 601 L Street, SE, which is the address of the old Capper Seniors apartment building. This is not a huge surprise, I've been hearing that the plans are for this building to be demolished by the end of this year (mainly so that the lot can be cleared in time for Opening Day 2008 so that it can be used for baseball parking). Some of its residents have already been moved to the newly opened Capper Seniors #1, and the rest should be moved by the end of spring into Capper Seniors #2. It will be quite something to watch that building come down.
Just a reminder that tomorrow (Wednesday) there is an Anacostia Waterfront Corporation Public Board Meeting; its agenda includes a presentation and public comments on the new AWC Draft Environmental Standards and "Workforce Intermediary Services plans; it will be at St. Matthew's Baptist Church (1105 New Jersey Ave.) at 5:30 pm.
Additionally, there was supposed to be a status hearing tomorrow on the liquor license application by the owners of the old Star Market (the "little red building") at 156 L Street; but I'm told by the Alcoholic Beverage Regulation Administration that an agreement has been reached by the applicants and ANC 6D (which was protesting the application), so the status hearing was removed from the calendar. (Attempts to get additional information from the property's owner and from ANC Commissioner Bob Siegel have been unsuccessful at this point.) Perhaps this means we'll be seeing a resolution on this project soon.
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An ad began appearing late last week (h/t Richard Layman) for "Ballpark Apartments", trumpeting income-limited units with "Views of the water and monuments/shopping and dining at Barracks Row/Metro Access at Navy Yard Station/Catch a Game at the New Ballpark." The web site gives no clue as to where they're located, and the contact phone number is just a recording. I have heard nothing about any project like this up to now, and all attempts to figure out who is behind it have come up short. But some of the hints within the ads--coming this spring, income-limited--seem to point toward the conversion/ renovation of an existing property rather than new construction. I suppose It could be remotely possible that this is an ad for one of the rumored Southeast Federal Center projects or new Capper/Carrollsburg apartment buildings planned for 2nd Street (the ad is using a portion of one of the Capper images, but perhaps the Ballpark Apts. folks just assumed no one would figure that out), but those certainly aren't coming this spring, and they wouldn't be only income-limited units. And within the actual borders of Near Southeast (between South Capitol, the freeway, and the river), there's maybe three properties I can think of that could possibly be this project, but none of them have "water views" (maybe one of them could conceivably be marketed as having "monument views")--heck, "water and monument views" could also mean Southwest, or even Anacostia. I've put out some feelers to see if I can dig up more, but it would not surprise me at this point if the marketers are perhaps playing a bit loose with the description of the project (after all, if it were really close to the ballpark, wouldn't you want to say exactly where it is?). If anyone has any scoop, drop me a line.
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Capper Senior Apt Bldgs
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In addition to the latest stadium photos that I posted on Saturday, there's also a smattering of new photos on the 20 M Street and Capper Seniors #2 pages, and even the Monument Half Street page (showing the hole in the ground starting to be dug as part of the Navy Yard Metro station upgrade). I also tossed in a few updated photos of the 4th and K and 4th and L intersections into the Photo Archive as well.
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Another gorgeous Saturday, so I've posted an updated batch of photos in the Nats Ballpark Construction Gallery, including shots of the new roof canopy now starting to be installed.
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Nationals Park
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Last night was the public hearing and Capitol Gateway Overlay Review for 1325 South Capitol Street, a 244-unit residential building planned by Camden Development for the northwest corner of South Capitol and O streets, right across the street from the new baseball stadium. First, I will admit right off that I am only grudgingly following this project (I still optimally want my coverage area to end in the South Capitol Street median), but I'm not sure that excuses the sordid truth that, while watching the webcast of the hearing, I kind of, well, um, nodded off. Multiple times. So apologies that what follows does not rise to the normal level of JDLand OCD Detail.
In general, the ZC commissioners were favorable toward the project and were also cognizant that 1325 is a bit of a test case in terms of being the first structure going up on South Capitol Street under all the new rules; they were also quite happy to see a residential project on South Capitol, seemingly expecting that the street would only be drawing in office developments. There was some concern that the ground floor level of 1325 is not completely retail--there will be a two-story retail component on the O Street corner, but the rest of the first floor will include a gym and other areas for residents; but these areas will have the same sort of glassed-in look to make it appear "active." There was also discussion of the west side of the building, which abuts a number of townhouses and will be easily seen when looking eastward from the neighborhood, that because of this layout it can't really be considered the "back of the building", and so the commissioners want more "articulation" on that side. Also, the project will not being applying for LEED certification, but the commissioners want to hear more about what "green" steps the project will be taking. There was also some discussion about the Inclusionary Zoning (i.e., affordable housing) components, and whether the project can restrict those units to the lower floors.
If all requested additional submissions are made in time, a ZC Special Public Meeting will be scheduled for March 20 for an initial vote. (Perhaps I won't be as sleepy on that night.) It is expected that construction would begin sometime this summer, with delivery in summer 2009.
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I've received word that all permits have at last been secured for 801 Virginia Avenue, the 40,000-sq-ft residential/retail/office project on the southeast corner of 8th and Virginia. It will have 17 residential units (condos), plus about 8,000 sq ft of office and retail space. The developers expect to begin construction within the next 90 days, with completion expected in summer 2008. More information is available on the this web site (geared toward selling the office/retail space)--marketing of the condos should begin "soon", I'm told.
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801va, 8th Street
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