It's been more than a year since WMATA first awarded the Southeastern Bus Garage property at Half and M to Akridge (and almost six months since the suit brought by Monument Realty over the bidding process was settled), and at Monday night's ANC 6D meeting there was a first public peek at the designs for this central site being called 25 M Street, on the block just north of Nationals Park bounded by Half, M, N, and Van. And clearly Akridge is taking this project very seriously, as they arrived at the meeting with an army of people, including heavy-hitter architects Bill Hellmuth of HOK (who designed the office portion), Philip Esocoff of Esocoff and Associates (designers of the residential portion), and Jon Eisen of StreetSense (the group working on the retail).

I don't have any renderings yet (hope to within a month or so), but the ones displayed showed buildings with what Hellmuth described as "much more active facades" that "are not like a K Street monolith." There will be three buildings: two office buildings totaling 363,000 square feet, and a 276-unit residential building at N Street with roof terraces from which residents can look into the ballpark and watch the games. The facades step "out" and "in" (far enough in some places to require a zoning special exception), including some spots in the M Street office building that will allow tenants to look south into the ballpark, too. The general feel is not unlike the Monument designs for the other side of Half. (And, with a raze permit already requested, none of this incorporates the existing bus garage building.)

There will also be 56,000 square feet of retail, with a mix of one-, two-, and 2 1/2-story spaces occupying 69 percent of the ground floor, which will require a special exception from the Capitol Gateway Zoning Overlay's requirement of 75 percent. They are expecting to have national retailers for the spaces along Half Street, but are planning to look for smaller local "service" retailers for the additional space along Van Street.

They are also creating what they call the "Via," a pedestrian-only "street" that runs from Half to Van between the two office buildings at the same spot in their block as "Monument Street" will be across the way (just south of 55 M). They are envisioning a "one-of-a-kind" DC destination: a marketplace with stalls and local vendors, where you could get fresh food, "quick-bite" carry-out, etc. (They mentioned Pittsburgh as an example, and I'm assuming they're referencing the Strip District.) The renderings also showed two glass-enclosed suspended walkways above the Via to connect the two office buildings.

The entire project will be LEED certified (as is now required in DC), though they aren't sure yet what level they'll be shooting for ("the goal is to get as high as we can"). Hellmuth said that HOK is not doing a single building in DC right now that isn't at least LEED Silver, and that all major tenants want to be in LEED buildings.

I didn't get the total number of underground parking spaces, but the residential will have three spaces for every four units. (Monument's project across the street, of similar size, would eventually have about 700 spaces.)

Akridge indicated that their "ideal start date" is January 2010, with construction of the entire 700,000-sq-ft project estimated at 22 months. But there is no firm commitment that it will start at that time (thanks to the Current Economic Situation), plus it could end up being built in phases.

The ANC commissioners seemed receptive to the plans (Bob Siegel said that it gave him a "nice, warm feeling"), though with the usual questions about employment for local residents and LSDBE considerations, and concerns about residents and tenants having to work around ballpark traffic.

Akridge was officially at the ANC to request its support for both the zoning overlay review and the special exceptions being requested. While some commissioners were ready to vote to give support immediately, others weren't, and so after a number of differing motions that all failed it was decided that representatives of both sides would work together to discuss "issues" so that the ANC can vote on the project at its Jan. 12 meeting. The Zoning Overlay Review hearing is on Jan. 29.

And, not that there's much to see yet, but I do know have an Akridge/25 M project page, mainly with views of the bus garage from various angles.

* Commissioner David Sobelsohn said an announcement is likely coming next week that the city's 2009 Artomatic festival will be held in ANC 6D, "most likely ANC 6D07" (which is Near Southeast). I know nothing more than that.

* Sobelsohn also introduced a resolution to send a letter to Tommy Wells, DDOT, and other officials expressing the ANC's support for the continuation of free parking at RFK and the Nats Express shuttle buses "to reduce the incidence of illegal on-street parking in ANC 6D by people attending events at Nationals Park." The resolution passed 6-0. A few weeks ago it was reported that Wells wants to discontinue the service.

* The DC Housing Authority came requesting the ANC's support for a series of zoning items having to do with the Capper PUD, including extending some deadlines and also expanding the number of residential units offered. (You can read all about them here; I'm too worn out to go into them all again tonight.) There wasn't much discussion of the request itself, because the commissioners were, shall we say, displeased that a huge packet of supporting materials arrived on their doorsteps just last Friday (6D07's Bob Siegel didn't receive his at all, and were unmoved when told it was basically the same information they had received in July.

There was also displeasure expressed about the request to delay the start date for the Community Center at 5th and K to 2012, with the commissioners wondering what level the DCHA would consider a "critical mass" of residents that would make the center viable. (Only 300 of the planned 1500 units have been built so far, so it would seem that the threshold might perhaps be a bit higher.) But the Housing Authority made clear that obtaining financing for the project is the larger hurdle. The support request will be brought up again at the ANC's January 12 meeting.

* I admit that I didn't stick around for the late-in-the-agenda item on the Capper trash enclosures. But DCHA mentioned that they had met with the city's Public Space Committee in advance of their monthly meeting, and were making progress on modifications to the design. ANC chair Moffatt asked if the enclosures still exist at all in the new design, and when he got the "yes" answer, that ended the discussion.

Also on the agenda is a third go-round with the DC Housing Authority over the designs for some external trash enclosures for some of the units at Capitol Quarter. I wrote about the first discussion here, and the Hill Rag has the report on the second one. Will the third time be the charm, or will bad things come in threes? There will also be a status report about the Capper redevelopment in general.

There's also apparently a letter being brought by Commissioner Sobelsohn to express the ANC's support for retaining the Nats Express shuttle bus that brings stadium-goers to the neighborhood from the parking lots at RFK. I imagine that the ANC will be expressing some level of concern about increased traffic and parking problems if that shuttle service goes away (it was reported last month that Tommy Wells is in favor of ending it).

The ANC meeting is at 7 pm at St. Augustine's Church at Sixth and M streets, SW.

The students' work also got a write-up in today's Washington Business Journal (subscribers only), which says: "Their findings so far come as no surprise: Walking beneath the noisy highway is undesirable, parking isn't easy to find and there is little reason to go to the site in the first place."

In describing lower Eighth Street, WBJ also says: "A developer had plans to turn one block into housing and residential space, but that plan apparently went nowhere." Sounds like a reference to the original plans for the Admiral at 801 Virginia, which as I've been writing over the past few weeks has been redesigned as an office building and received its Board of Zoning Adjustment approvals on Tuesday.

There's also mention of the hopes by Madison Marquette to turn the Blue Castle into a 99,000-sq-ft retail destination, but no progress has been announced.

The 17 spaces will all be assigned to the office tenants, so there will be no parking for retail customers. (There was some discussion of creating overflow parking if necessary at 816 Potomac Avenue, another property owned by the same developer.) The applicant's traffic consultant also laid out the proximity of the site to Metro subway stations and bus lines, and with the request having the full support of the Office of Planning, ANC 6B, and the Capitol Hill Restoration Society, the board voted to approve the variances.

No word on when the project might get underway.

While we're all busy looking at the hole in the ground on the east side of Half Street, plans are apparently moving forward across the way: Akridge's 700,000-sq-ft mixed-use project on the old WMATA Southeastern Bus Garage site (just across from the Metro station entrance) is now on the Zoning Commission docket for a Capitol Gateway Overlay Review on Jan. 29, 2009.

This project will cover the entire block bounded by M, N, Van, and Half, which is the stretch along which fans walk to Nationals Park from the west entrance of the Navy Yard Metro station. (Akridge bought the southernmost parcel from Monument Realty back in late August, at the same time it finally closed on its $46 million purchase of bus garage site.) A raze permit application was filed for the bus garage building in September.

There hasn't been much made public yet about this development, other than it will be a mix of office, residential, and retail, and the hearing announcement says that the FAR will be 7.9 and the maximum building height will be 110 feet. In addition to the overlay review (which sets out some firm guidelines for projects along M Street and in the Ballpark District), Akridge is also asking for relief from roof structure requirements, loading requirements, ground-floor retail requirements, and step-back requirements.

It's been reported that Akridge is expecting to begin on the project in 2010; they've hired HOK (designers of the ballpark and the Plaza on K), Esocoff & Associates (Onyx) and StreetSense Inc. to design what an Akridge press release calls a "one-of-a-kind destination." Quoting further: "'Half Street is the city's newest and most unique urban destination,' says Matthew J. Klein, Akridge President. 'This stretch between the Metro and the ballpark has great energy and we look forward to capitalizing on that and other natural amenities like the river, to deliver the area's best urban living, working, shopping, dining, and entertainment project.'"

I've marked this movement by finally giving the site its own project page (now separate from the old "Ballpark District" page). Hopefully in the lead-up to the zoning hearing we'll get a peek at some renderings.

* Remember that the west entrance to the Navy Yard Metro station at Half and M is closed every evening this week from 8 pm until closing, thanks to work on 55 M Street.

* On Monday (Nov. 13), the Zoning Commission gave final approval to moving 225 Virginia Avenue into the Capitol South Receiving Zone, which will allow any construction on the block to have greater height and density than the 6.5 FAR/90-ft-height currently allowed. This was approved with two caveats: that there is Zoning Commission review of the design of the portions of a building proposed to rise higher than 90 feet to confirm that the building will be sufficiently setback from the eastern building face, and that any structure will provide a suitable northern focal point for the Canal Blocks Park. Read my entry from the hearing a few weeks ago for more information.

* On Nov. 24 at 2 pm, the city council will be having a hearing about B17-0909, the "Taxation Without Representation Street Renaming Act of 2008," which would "designate the portion of South Capitol Street, SE that intersects with N Street SE and Potomac Avenue SE as 'Taxation Without Representation Street, SE." It just so happens that this is the portion of South Capitol Street that runs alongside Nationals Park, where the council was thwarted in earlier attempts to install an electronic tote board showing the federal taxes that DC residents pay while still having no voting representation in the US Congress.

* Tommy Wells is taking nominations for the Second Annual Livable, Walkable Awards.

* For weeks I've been meaning to post that Nationals Park made the list of Travel and Leisure Magazine's "Must-See Green American Landmarks," thanks to being the first LEED-certified professional sports facility.

* Meeting at the same time on Monday (well, starting at 6:30 pm) will be the DC Zoning Commission, with a vote on the proposal to move 225 Virginia Avenue into the Capitol South Receiving Zone (read about it here).

* The city's Public Space Permit feed is back. Yay! Hopefully the Building Permit feed won't be far behind.

* One thing we've all learned over the years is to not believe anything about the school buses leaving Canal Park until we actually see them all drive away. But I will note that the DC Housing Authority currently has a solicitation out for a contractor to build surface parking lots at DC Village (which is where the buses are relocating to). Bids are due Nov. 18. I'm hearing "mumbleJanuarymumbleFebruarymumble" as a potential timetable for the departure of the buses, but see sentence #1 of this paragraph.