The new exterior glass is now almost completely on the Lumber Shed at the Yards Park, where Osteria Morini and Agua 301 are slated to be tenants when it opens later this year (along with Forest City Washington on the second floor):

A before-and-after that can't possibly be resisted:

Facing the Anacostia:

Meanwhile, over at the Twelve12 apartment building project on 4th Street (more popularly known as the Harris Teeter/Vida Fitness building), the progress isn't quite as showy, unless you're a construction nerd and you know what the arrival of a tower crane means:

Yes, it means that vertical construction is not far off. The building is expected to be completed in 2014. And in case you want one more shot of the hole in the ground:

See the project pages for the Lumber Shed and Twelve12 for renderings and additional details.

It's open from 7 am to 7 pm Monday through Friday and 8 am to 6 pm on Saturdays, and is closed on Sundays. It's right next door to the Willie's Brew and 'Que space, much closer to 3rd Street than to 4th.

(Fun signage, too! Check out another view of it from the side, to see the smaller sign sticking out for easy reading when walking the long length of the building.)

Withthe recent application by the Architect of the Capitol for changes to the plant's permits bringing renewed push-back from the community about the plant's continuing burning of coal, Wells has organized the meeting to "hear your concerns and discuss next steps." The District Department of the Environment will be there to present background information about the plant, and Wells is also intending to include a discussion of "strategies for addressing broader concerns about the power plant, particularly the ongoing use of coal as a fuel source."

The Architect of the Capitol has posted these responses to the questions raised about the permits. (Unfortunately, I can't suppress a snicker at the photo used to show the plant, taken on tulip-filled spring day from one of the parks along D Street SE, showing the plant in a fabulously bucolic setting. My photo might be a bit more realistic.)

The meeting is at 6:30 pm at United Methodist Church, 421 Seward Square SE (just south of Pennsylvania Avenue between 4th and 5th streets).

Nando's would join planned restaurants Bluejacket brewery, Buzz Bakery, and Willie's Brew and 'Que, along with opening-any-second-now Wells Cleaners at the Boilermaker Shops.

If you haven't tried it, "Nando's is known worldwide for its succulent Peri-Peri chicken, marinated for 24 hours, flame-grilled to perfection, and basted to the customer’s preferred flavor and spice."

The press release did not come from Forest City, but they have confirmed the lease.

(And props to reader Jaybird who had this rumor a few months ago, and mentioned it in a recent JDLand comment thread.)

This will be preceded by for a week or so beginning around noontime on Tuesday, Jan. 22, with the route being reduced to only one lane.

Not only are these closures to allow for the filling-in of much of the old roadway, but also to start construction of bridge piers for "a new bridge over the SE Freeway," which I believe will be the new three-lane flyover ramp from the freeway to the outbound 11th Street Bridge, replacing the current one (seen at top left in the photo).

If you're worked up about this closure because you're using the route to Pennsylvania Avenue to then use the left-turn-to-DC295, you should already be using the new exit ramp from the outbound 11th Street Bridge directly to northbound 295 anyway!

The work of bringing in lots and lots (and lots and lots) of dirt to build up the sunken route has already begun on the old westbound side of the road, as seen in this photo I took earlier this month, when I also updated the before and afters for the 11th Street & not-yet-Southeast-Blvd intersection.

If you haven't been following this project, which is part of the $90 million second phase of the 11th Street Bridges project, the filling-in is so there will be an at-grade signalized intersection at 11th Street, SE. Drivers will arrive at the new intersection from the SE Freeway (or Pennsylvania Avenue) and have the option of getting onto 11th Street, or continuing straight. There will also be a new stretch of 12th Street north of M to Southeast Blvd., so that drivers exiting the 11th Street freeway bridges can continue north across M to the new boulevard, instead of turning left onto M and then right onto 11th.

There is also supposed to be a new pedestrian/cycling trail alongside this new Southeast Blvd., creating another connection between Virginia Avenue Park and Barney Circle than using the currently-ripped-up-by-DC-Water M Street route.

This construction drawing shows all the new intersections, ramps, flyovers, and whatnot for both phases of the project on the west side of the river, if you need some help visualizing.

There are also supposed to be public meetings coming this year as part of studies now underway on how to remake the Barney Circle-not-yet-Southeast-Blvd interchange.

Even in my semi-retired state, I'd like to believe it is still worth noting that Saturday marks the 10-year anniversary of my first real photographic excursion* south of the Southeast Freeway, when on lark on a cold Sunday afternoon I had my husband drive me around while I took some furtive shots with an early generation digital camera.

There was no rhyme or reason to the pictures I took, and there certainly was no grand plan that I'd spend the next decade amassing more than 60,000 additional photos** of the changes and events along the path of Near Southeast's redevelopment.

All I knew was that were some plans to redevelop the neighborhood, especially the areas along the water as well as the public housing project a few blocks south of my house. I thought it would be cool to have some "before" photos, especially having watched other areas of the city change so radically from what I had first remembered as a high schooler and then college kid in the 1980s, venturing to the original 9:30 Club or the Tiber Creek Pub. I put a few of them up on my web site (already called JDLand, I'll have you know), mainly so that my dad could see them.

When I took these pictures, the notion of a baseball stadium anywhere in DC, let alone on South Capitol Street, was still thought of as a "maybe someday" dream, not anything that was actually only five years from opening. There was no hulking US Department of Transportation on M Street, and no public access to the entire 55-acre Southeast Federal Center with its long stretch of Anacostia waterfront. There were no parks, though there were school buses! And there were certainly no brightly colored townhouses selling for hundreds of thousands of dollars.

There were a couple of new office buildings built a few years earlier when NAVSEA moved to the Navy Yard, and one additional one was under construction. There was a banner announcing a coming shiny new apartment building at New Jersey and K, which my husband and I laughed at every time we saw it--who would ever want to live THERE?.

There were a lot of small businesses, a number of carry-outs and market/liquor stores, four gas stations, concrete plants, auto repair garages, warehouses, Metrobuses, and of course nightclubs, gay and straight. And a lot of trash-strewn empty lots.

I look now at the photos from those early years, and it just doesn't seem like it can really have been 10 years. I remember when the boarded up gas station at 3rd and M was demolished in October 2003, thinking "FINALLY!"

I remember working up the courage to go to public meetings, and feeling like a dingbat trying to explain who I was ("yeah, so, I have this web site, and I, like, take pictures and stuff?").

I remember walking around the neighborhood for hours on Sunday mornings in 2006 and 2007, rarely crossing paths with another human.

I remember the exhaustion of the all-details-blogging about the construction and opening of Nationals Park, especially at the end of 2007 and beginning of 2008. I laugh about how my fraidy-cat tendencies were shoved aside while I traipsed around the site in a hard hat (me! in a hard hat!), sometimes climbing rickety ladders, to get to spots where the best pictures would be had.

I think about how it seemed like the documenting of the stadium's birth was the main subject of this site, and yet I realize that I've now written about the neighborhood for almost as long with the stadium open as not.

I imagine I should have some grand What It All Means theory, for the neighborhood, or for "citizen journalism" or "hyperlocal blogging," or my life, or whatever. But, mainly I'm lucky that the stars aligned to have this particular neighborhood undergo such a transformation, in a way that tied in with my history-journalism-photography-web development backgrounds (and my obsessive-compulsiveness).

I do think it's been shown, though, that a project like this isn't as easy to replicate as it might seem (so maybe I did deserve that award!).

I'm also lucky that so many people have helped me along the way, with information, tips, tutorials on commercial real estate development and construction, and zoning, and urban planning, and all the other things I really knew nothing about before I started down this path.

And I'm really lucky that over the years people who have stumbled onto the site have found it interesting, which is what has pushed me to keep going, even if it's in a somewhat less-than-optimal fashion right now. Because, really, all I wanted was some cool pictures to be able to look back on.

Without getting into detail, my pulling back somewhat has definitely been the right thing to do, and the times when I go days or even weeks without posting aren't really just me being lazy. But the funny thing is, I still research and track all the minutiae the same way--it's just that final step of writing it out that I can't always get through.

I think, though, that 2013 is going to have a lot of the "milestones" that still propel me to post--restaurants will open, other retail may come along, and maybe some buildings will get started. And there still will be pictures to be taken. Because, even if I wanted to, I don't think I could ever really stop watching the neighborhood change, and if I'm going to watch it, and photograph it, I might as well keep blabbing on about it, and might as well share it with anyone still interested.

So go look at the pictures from January 19, 2003 (and all the others that I've put online), since that's what this was really all about. And accept my deep appreciation for being along for the ride.

"The Chancellor again committed to reopening Van Ness Elementary in near Southeast for the 2015-16 school year and expects to share further details of the academic curriculum and planning later this year."

No details beyond that morsel, but it should be welcome news for the parents of the neighborhood, who long for an elementary school close by. Van Ness, at 5th and M SE, has been closed since 2006, as the number of neighborhood school-aged children dwindled with the closing of the Capper/Carrollsburg public housing project to make way for the mixed-income Capitol Quarter townhouse development.

No official timeframe on when either of these restaurants will open, though a Biersch employee told the Post that he "expects the new Biersch branch to be operating in time for the Craft Brewers Conference in March and the Nats' home opener in April."

As for the other beer joint on tap for the neighborhood (see what I did there?), there doesn't appear to be any action so far in the Willie's Brew and 'Que space at the Boilermaker Shops, but with owner Xavier Cervera's long-in-the-works redo of the Hawk 'n' Dove reportedly about to debut, perhaps he'll then be able to shift resources both to Willie's and to the Park Tavern at Canal Park.

UPDATE, 1/17: This Esquire interview with Bluejacket bigshot Greg Engert says that the bar will open "in May."

Could Near Southeast get a new "food destination"? Resident Nathan Alberg and new 6D02 commissioner Ed Kaminski are proposing that the federally owned warehouse at Half and L SE be converted to a market and community space called the "Half Street Market," and are now starting the process of drumming up support.

Alberg, who lives just across the street and so presumably has spent a lot of time looking out his window at the warehouse, envisions the building as a site similar to Eastern Market or the new Union Market in Northeast DC, or Milwaukee's Public Market. He hopes it could "offer independent merchants a market to sell their artisan foods and prepared food products to the public, provide a managed risk incubator for self-employment, to provide public culinary training and education in a working demonstration restaurant, drive the development of new food markets, income generation, increased economic growth." In other words, it could be a combination indoor/outdoor market, cooking school, and rentable event space.

A survey to gauge interest in the idea is currently being run (so go give them your input!), and a public meeting will be held sometime in early February to discuss the notion further. This presentation was made to residents of Velocity this week, though it's stressed that these are early concepts.

How exactly the building would go from excess GSA space to Half Street Market is a bit murky--Alberg, Kaminski, and 6D07 commissioner David Garber say that the feds are "in the process of potentially auctioning the building or possibly giving it to the city." The warehouse, built around 1924, is on a nearly 30,000-square-foot lot, which was most recently assessed at $19.2 million. Just to the south is an empty lot facing M Street where a Sunoco station once stood and is the current home to Nats Parking Lot J.* Those two lots together, creating a block the same size as the 80 M office building, directly across M Street from the Navy Yard Metro station and a block away from Nats Park, would presumably be pretty appetizing to deep-pocketed developers, so if the warehouse property were to go to auction, it probably wouldn't be sold on the cheap.

What do you think, readers?

(* Side note: The old Sunoco site has been known as 50 M Street, being marketed by Monument Realty and owned in a partnership by Monument, MacFarlane, and Lehman. But my understanding is that, with the property being worth less than the loan, and with Lehman also being the lender on the loan, this site, along with the lot on the old BP site at Half and N that had the same ownership configuration, has gone through "foreclosure" in recent days so that Lehman now is the sole owner.)

On January 17, the Zoning Commission will be taking up a Capitol Gateway Overlay Review request from Monument Realty for "One M Street," an approximately 328,000-square-foot office building planned for the southeast corner of South Capitol and M streets, SE, on what old-timers know as the old Domino's site, just to the north of the self-storage building.

The building, which is referred to in the zoning submittals as a speculative development, would have a large lobby entrance at the corner of South Capitol and M and somewhere between 9,000 and 17,260 square feet of ground-floor retail, plus four floors of underground parking with 310 spaces. It would be 12 stories high along M Street, but as seen in the above rendering grabbed from the documents, the height along South Capitol would be lower, because of the "different characters" of the two streets. You can see another rendering of the building, as seen from M Street at Van, here.

This has also been referred to the National Capital Planning Commission for review, and ANC 6D will of course be getting a crack at it as well. There's no estimated timeline mentioned in the zoning documents. (But we know how I feel about "estimated" start dates these days anyway. Show me a shovel in the ground!)

Monument has owned the Domino's parcel on the corner since 2005, and added the L-shaped parcel to its east and south in 2008 as part of its settlement with WMATA over not getting the Southeastern Bus Garage site just to the east. Monument, as most people know, built quite a portfolio of land in the blocks just to the north of Nationals Park in 2004 and 2005, having completed 55 M Street in 2009 and still controlling the rest of the land on the east side of Half Street, along with the old Sunoco site on the northeast corner of Half and M and the old BP/Amoco site on the northeast corner of South Capitol and N.

Original post: Just out from DDOT, an announcement that the long-awaited ramp from the outbound 11th Street freeway bridges (now known as I-695) to DC-295 northbound is expected to open "on or about December 19." This means that vehicles traveling eastbound on the southeast freeway can now remain on the freeway for their entire trip to DC-295 northbound, instead continuing along the stub of the Southeast Freeway ending at Barney Circle, then traveling across the Sousa Bridge to then endure a nightmare left turn onto DC-295.

Not mentioned in the announcement is whether at the same time the old route to Pennsylvania Avenue will be closed--if it doesn't close the 19th (see Update II below), it will be closing soon, as part of the two-year reconfiguration of that road as "Southeast Boulevard."

{I'm psychic!}

UPDATE: I should also note that, according to the graphic at right, eastbound freeway traffic will start being routed (temporarily!) on the new flyover built during the past few years that will eventually carry inbound traffic; but using it for outbound traffic at this point allows the existing older outbound flyover to be demolished to make way for a new outbound flyover. Photos and additional explanations here and here.

UPDATE II: However, if you're used to getting onto the eastbound freeway and 11th Street Bridges via the ramp at 8th and Virginia, be advised that ramp will close when demolition begins of the old outbound flyover, which is expected to start in late January. And, to answer another lingering question from this post, that's when the eastbound freeway east of 8th will be closed, which also means that the little ramp from 9th and Virginia to the eastbound freeway stub will be closed as well. (This all from @DDOTDC on Twitter.) You'll be able to access the new ramp to DC-295 northbound by getting on eastbound I-695 via the new-ish ramp on the southeast corner of 11th and M; in fact, the entrance lane from that ramp I believe puts you directly in the DC-295 NB exit lane. Or, if you're on the western end of the neighborhood, you can get on the eastbound freeway at South Capitol Street (only in my fever dreams).

I think there will be some posts coming before too long--a few things seem to percolating around that may draw me out soon, plus there's that ramp from the outbound 11th Street freeway bridges to northbound DC-295 should be coming before too long (UPDATE, five hours later: yes, indeedy). There's not always a lot of news in December, anyway. And not a lot of stuff to take updated photos of right now.

Just didn't want people to think I'd completely closed up shop.

But, if there's anything that I'm being too lazy to post about that folks want to discuss, have at it in the comments. (Suggested topics for discussion: the Navy Yard keeping their portion of the RIverwalk closed because they haven't yet fixed the security issues with the turnstiles into their campus, and Xavier Cervera perhaps selling off his restaurant empire, including the not-yet-opened Park Tavern at Canal Park and Willie's Brew and 'Que at the Boilermaker Shops.)

It's taken almost a year, but the sale of 70 I Street was completed this week, with public records showing that "70 Eye Street Acquisition LLC" paid $165.7 million for the 448-unit building developed by JPI and opened in 2008.

The 3,600-square-foot restaurant, to be located on the Shed's southwest corner (nearest to the Yards Park's pedestrian bridge) is coming from the creators/owners of Zest Bistro on Barracks Row, and takes its name from the address of the Lumber Shed, at 301 Water St., SE. The menu is being developed by Zest's executive chef, Dot Steck.

The Lumber Shed is already the announced location of Italian restaurant Osteria Morini (on the building's southeastern corner) and has spaces still to lease for three additional restaurants.

The press release from Forest City also says that Bluejacket and Buzz Bakery are still expected to open in the Boilermaker Shops in the "first quarter" of 2013, with Willie Brew and 'Que opening there "by spring." UPDATE: But one thing I am noticing that isn't mentioned in the press release: any reference to Huey's 24-7 Diner, which was one of the originally announced restaurants for the Boilermaker Shops. Hmmm. Anyone close by want to check and see if that banner has been pulled down from the Boilermaker facade?

Also on Nov. 29, the westbound portion of the sunken SE Freeway between Pennsylvania Avenue/Barney Circle and 8th Street SE will be fully closed, as work continues on creating the new "Southeast Blvd." Drivers heading south on DC-295 who have long exited onto Pennsylvania to go west on the SE/SW Freeway will be directed to use the inbound 11th Street Freeway Bridge.

I wrote a lot about these changes back in September, so I'll just point you to those three posts for additional information and photos, or you can wander through my 11th Street Bridges project page.

I've been to a fair number of ribbon cuttings over the past decade, and I have to say that Friday's opening of Canal Park seemed to be infused with a level of excitement and joy that I don't think I've seen at any of the others.

While getting Nationals Park open in 2008 was a triumph of speed and scale, the 13-year journey of the three-block park at the heart of Near Southeast required so many hands and so much patience and resulted in a space with which the stakeholders are clearly thrilled that it shouldn't really be a surprise that on a gorgeously crisp late fall day so many attendees were walking around with what Tommy Wells described as "a huge smile on their face."

The speakers standing at a podium in the center block's small pavilion ran through the list of names and agencies that brought the park to fruition, starting with developer William C. Smith, whose CEO Chris Smith started the long drive to build the park, creating the Canal Park Development Association back in 2000. Then there was money from the federal government and the DC government, additional dollars and much support from the DC Housing Authority, work by OLIN landscape architects and STUDIOS architecture to design the park with innovative sustainable development and storm water management components (and a skating rink!). Props were given for the hiring of Housing Authority residents for 15 of the park's 25 part-time jobs.The Capitol Riverfront BID and the DC Commission on the Arts and Humanities also took bows for their parts in the park's creation (and future).

After the speeches, the festivities moved to the skating rink, where the ribbon was cut and Mayor Gray drove the Zamboni, and then the public laced up its skates and got out on the ice. And they kept skating, well into the night. (And I have no doubt there will be big crowds at the rink and park today as well.) For all the happiness seen in the park's founders about getting it finally opened, I saw equal measures of surprise and cheer that so many residents and neighborhood office workers had come to the opening, had stayed through the long speechifying, and now were skating and strolling.

I've joked that I sure have been saying the word "finally" a lot lately--the trash transfer station is finally demolished, Kruba Thai is finally open, Gordon Biersch finally admitted they're coming to 100 M, Vida Fitness is finally announced, Capitol Quarter is finally finished.... But it's the "finally" of Canal Park opening that hit me more than I expected, perhaps similarly to all those happy stakeholders.

I took a lot of photos of fenced-off schoolbuses in the early years, posted a lot of renderings (some for the park's first design that never materialized), and bugged a lot of people to find out the latest. It was, after all, one of the few projects that was already in planning when I started tracking Near Southeast in early 2003, along with the Capper redevelopment and Capitol Hill Tower.

And now the park is open (with the Park Tavern restaurant to follow "within a few weeks"), and everybody can enjoy it. Finally!

Hope you'll check out my photo galleries of the park, yesterday's ceremonies, and the park's opening night, along with my expanded gallery of before-and-afters from around the park (with some that I still need to fill in, oops). And you can also see coverage from the Post, NBC4, and WJLA. And the lineup of today's events and other details on the park's official web site. And tell us what you think of the park.

While people are always interested in projects for more residential buildings with ground-floor retail, it was the plans for a movie theater on the site that drew a decent-sized crowd to the meeting, and the attendees learned that Showplace Icon is the heretofore unnamed operator that Forest City is currently in negotiations with.

It would be a 16-screen theater with more than 2,000 seats on N Place SE (see my quickie map for placement in regards to Nats Park and the main WASA pumping station), and Icon's more upscale amenities and approach to movie-going were extensively touted, including all reserved seating, VIP areas in each theater with extra-wide seats and person tables, wall-to-wall and ceiling-to-floor digital screens, no on-screen pre-show advertising, fresh-not-frozen food prepared on site, and their "lobby lounge," with about 100 seats and 21-and-over-only admittance.

But it was Icon's "policies to encourage courteous behavior" that seemed to defuse the "ZOMG GALLERY PLACE" concerns about the theater that had been cropping up on neighborhood mailing lists and elsewhere over the past few weeks. The theaters will not allow children under 17 after 7 pm without an adult, no one is admitted after the movie starts, no children under seven are admitted to PG-13 or R movies after 7 pm, and the adult admission price also applies to children.

Bob Gallivan of Kerasotes Showplace Theaters said that the company's theaters in Chicago and suburban Minneapolis are "bringing people back to the movies who haven't been for awhile" thanks to these policies, because they are trying to "create a civilized atmosphere." ("We're not a babysitting service," he also said.)

Thanks to being an all-digital theater, the venue would also be able to offer other content, such as simulcasts of the Metropolitan Opera, sporting events, and other events. And the theater would also have some small retail and maybe artist space along N Place.

As for the rest of the plans for the site, along 1st Street across from Nationals Park there would be two residential buildings, totalling 625ish units, each with ground-floor retail; and the northern one of the two would incorporate the brick/industrial facade of the existing DC Water fleet management building on 1st between N Place and O (seen at left).

O Street would be re-established from 1st east to the new 1 1/2 Place, and Potomac Avenue would be extended east from 1st as well to 1 1/2 Place.

Forest City's planners envision a "lower-scale" retail experience along 1 1/2 Place (smaller "eclectic" retailers, not "low-end"), with more "large-scale" offerings long 1st thanks to the size of the street and its location across from the ballpark. All told this area of the Yards would have about 50,000 square feet of retail.

Diamond Teague Park would also be expanded somewhat to the north of its current footprint, up to the new Potomac Avenue. It's possible that Potomac Avenue and the lower part of 1 1/2 Place could be closed at times for street festivals, etc.

As for any timeline on all of this, first Forest City has to actually acquire the land from DC Water and the city, and then has to complete the negotiations with Showplace Icon. (The fact that Forest City has even named Icon before executing the lease is a pretty big departure for the company, and shows an understanding of the need to clearly define what sort of theater experience would be on the boards.) Then the project has to go through the zoning process (it will be a PUD), and then get building permits. Forest City "hopes" to begin the approximately two years of construction for the theater in 2014, but that's a lot of ducks to get in a row first. (The residential buildings would come later.)

Audience members had questions about security (Icon uses off-duty police in Chicago, and Forest City would have its own security as well), types of films that would be offered (art-house and blockbusters), worries that the Lobby Lounge might become a club (not an issue, Icon says), and how traffic generated by the development would co-exist with 40,000 fans one block away at Nationals Park 81 nights a year (or more!). Because it's still early in the process, there weren't concrete answers to some of the concerns, but this project still has to go before ANC 6D and the Zoning Commission before being approved, so there will be plenty of opportunities for additional detail to be insisted upon.

Should I mention again that this is all still subject to both the DC Water land deal and the lease with Icon getting finalized?

Much more to come on this, obviously. And, for people who weren't at the meeting who didn't get to see any of the EARLY CONCEPTUAL NOT FINALIZED drawings, I have asked for at least the EARLY CONCEPTUAL NOT FINALIZED rendering of the glass-walled theater exterior to post, and hopefully before too long Forest City will be ready to share it.

Yards developer Forest City Washington will be there, plus their planners and architects. Also in attendance will be what Forest City took pains to emphasize to me is the prospective theater operator, because no deals have been signed, and because (as we all found out with Vida Fitness), Forest City never confirms a specific tenant until a lease has been executed. (They're not even naming who this prospective operator is in advance of the meeting.)

There will be some draft images of potential designs for discussion and feedback, but this is earlier in the process than these sorts of presentations are often given, so don't be looking for firm plans just yet.

As I wrote when this news first broke in September, developer Forest City Washington is working on bringing a theater operator offering an "elevated experience" to land currently controlled by DC Water along First Street SE between Nationals Park and the Yards, along with residential and retail. But the deal with DC Water for the site is still not finalized, let alone the theater lease, so none of this is happening next week.

The meeting is at 200 I Street SE (aka 225 Virginia Avenue, aka the old Post Plant, aka the old Star Plant) at 7 pm.

Never let it be said that I have completely abandoned my mission.