Some numbers from the article: "As of last year, according to the Capitol Riverfront Business Improvement District, 50 percent of the eventual office development in the neighborhood was built out. By 2017, the BID projects, that figure will be 51 percent—an increase of just one percentage point over four years. In the same time period, the BID forecasts, residential development will have jumped from 24 percent to 47 percent, hotel development from 16 percent to 58 percent, and retail development from 22 percent to 50 percent."

The neighborhood cut its teeth in the late 90s and early 00s on office projects along M Street, so much so that officials such as Eleanor Holmes Norton warned of ending up with a "concrete canyon" that would be empty at night and on weekends. By the time Capitol Hill Tower opened in 2006 as the first new residential building in the neighborhood, seven office buildings had already gone up or were under construction. Since then, four more office projects have been completed, compared to 10 new multi-unit residential buildings (plus five more currently underway).

Wiener pegs his story on the transition of Donohoe's 1111 New Jersey project from a 190,000-square-foot office building (seen above in its original incarnation) to now a 394-unit apartment building that is expected to get underway in the coming months. However, long-time observers can point to multiple other projects where offices were the original plan. Let's go to the roll call:

* Yards Parcel D: You know that Harris Teeter at 4th and M you are tapping your toes for? Originally it was going to be in the ground floor of a 320,000-square-foot office building, paired with a 170ish-unit residential building at 4th and Tingey, when plans were first unveiled in 2007. It was in 2010 that developer Forest City then announced that the entire block would be residential and retail.

* Florida Rock Phase 1: When I started following the neighborhood lo these many years ago (i.e., 2003), the project known as Florida Rock was already well into its decade-long trip through zoning, with the eastern-most building on the site planned to be a 275,000ish-square-foot office building. But after stalling out around 2008, the first phase was recast in 2011 as a 350-unit apartment building that could be getting underway Any Minute Now.

* 50 M: This never got all that far, but after Monument Realty snagged the old Sunoco site at 50 M Street in 2007, the developer did market a 135,000-square-foot office building at the site. Now, after the land was sold in 2013, it's the location of the planned Homewood Suites hotel. (Interestingly, though, my initial posts about the sale of the property in 2006 mentioned rumors of a hotel.)
I don't have any renderings, but over on Square 737, home of the Park Chelsea and the spot where the Whole Foods will be, WC Smith had plans for that block to be home to both 600,000 square feet of office space and and 600 units of residential (though the company wanted a grocery store there ever since it acquired the land in 1999). By 2011, the plans had gone to nearly 1,200 residential units and no office space.

And original plans for the Yards had plans for office buildings on the H and I parcels (on the south side of N just east of 1st, where the big parking lot is), but now it's looking like there will be residential buildings on that site, possibly even within the next few years.

There's plenty of office developments still on the boards for the neighborhood--but while a few will no doubt eventually get started, will others eventually turn into apartments, or hotels, or gather dust for years to come? Or with so many residential projects underway/about to be, is there a housing bubble in the neighborhood that may take a few years to be worked through? We shall see. Time will tell. No one knows for sure. Reply hazy, ask again later.

UPDATE: Dang it, I forgot one! There's the huge project being considered down at 1333 M Street, which was announced in 2010 as an 815,000-square-foot office/hotel/retail project, but is now all residential (673 units) and retail.

The angles are from Half Street (left) and Cushing Street (right). The site is directly across M from the west entrance to the Navy Yard-Ballpark Metro station.

The building is planned to be an 11-story, 140,000-sq-ft structure with one level of underground parking with a requested 40 vehicle parking spaces instead of the mandated 53, and 12 spaces for bicycles. I wrote more about the plans a few weeks back, or you can check out the project page for more details and photos of the current location.

It will no doubt be your garden variety public meeting--residents filling the seats and asking pointed questions, public officials carefully making well-vetted statements, consultants scurrying around the perimeter consulting, and opponents protesting out front beforehand.

UPDATE: Before the meeting even gets off the ground, DC Del. Eleanor Holmes Norton has announced that USDOT has agreed to extend the comment period from 30 to 60 days (though she had asked for 90) and to hold a second public meeting before the end of the review period.

Not far away, at the Yards' Parcel N, concrete has appeared in the large hole in the ground (left), meaning that the digging down is almost over, and the rising up should start before too long (its tower crane permit application was approved not too long ago). And in a totally different illustration of progress (right), the sales-trailer-to-be for the River Parc apartment project appears to now be in its proper place.

(I wanted to get a photograph of the outdoor patio signage at the soon-to-arrive Ice Cream Jubilee at the Lumber Shed, but the hordes standing in line on Saturday to get into the Jazz Fest completely blocked the view.)

I recorded the current state of the Florida Rock site across from the ballpark {insert Logan's Run reference here}, because the developers have now filed applications for both sheeting and building permits for the site's first-phase apartment building. This doesn't necessarily mean the project is close to getting started, but it deprives me of my snarky "they haven't even applied for their permits yet" response whenever someone mentions that it might get underway soon.

Finally, I present to you official evidence of the new 11th Street SE exit from the freeway, which I'm doing mainly as a mea culpa for not having gotten over there to photograph the ramp and environs, and to hopefully shame myself into action.

I also deserve additional shaming, or at least parallel shaming, for not yet documenting that the Southeast Freeway signage I have griped about for years has been fixed.

My Building 213 Expanded Photo Archive gives you the before-and-afters from more than 50 angles, which still probably isn't every spot in the neighborhood that has/had the building in its vista.

And, late in the week another long-sought demolition wrapped up, as seen in this terribly exciting before-and-after:

As scheduled, Sweetgreen opened at Twelve12 a little over a week ago. Here's the outside looking in, and the inside looking out:

As for Twelve12 itself, work is still on-going at the Vida empire, the Teeter, and the upper levels of the residential, but the streetscapes are finished, and the northeast corner of 4th and Tingey now looks well filled in:

(Judging by the ads, it appears that the opening date for the Penthouse Pool club has been pushed back to August.)

Here is the release sent out on Wednesday from the DCSafeRail folks about the Virginia Avenue Tunnel Final Environmental Impact Statement released last week:

DC APPARENTLY PRE-APPROVES CSX TUNNEL BEFORE ENVIRONMENTAL STUDY CONCLUDES

(June 19, 2014) Washington, DC--According to documents in the Environmental Impact Statement for the CSX Tunnel at Virginia Avenue, SE, released last Friday, it appears that the District Department of Transportation has predetermined the EIS and apparently rubber-stamped CSX’s proposal for a partially open-trench construction project that will carry hazardous cargo less than a mile from the U.S. Capitol and through the heart of a growing residential/business community. It also appears to contradict Mayor Gray’s promise, made to over 400 people in January, that “…there is no way that we are going to allow people’s safety and security concerns to be compromised” by the CSX Tunnel.

In Appendix A (pg. 47) of the Final EIS appears to show that DDOT entered into a previously unknown agreement with CSX to grant occupancy permits to expand the tunnel’s right of way beyond its existing footprint. Additional agreements apparently indicate that upon conclusion of the project, CSX would be entitled to a permanent right-of-way to cover the expanded tunnel.

“We hope that the District Government has not thrown us under the freight train,” said Helen Douglas, a member of DCSafeRail, the coalition committed to the health, safety and security of the people in and around the CSX proposed expansion site. “We ask Mayor Gray to honor his commitment to us and withdraw any pre-EIS approval for these permits and conduct a true EIS with real alternatives to the CSX Tunnel fully analyzed.”

DCSafeRail will also ask the City Council, through Chairman Phil Mendelson, Councilmember Mary Cheh, chair of the Council’s transportation oversight committee, and our own Ward 6 Councilmember Tommy Wells to hold hearings on the whole CSX Tunnel EIS.

The CSX Tunnel project will route freight trains with hazardous cargo, including occasional Bakken crude oil, through a partially open construction trench for almost four years. DDOT and the Federal Highway Administration (FHWA) prepared the EIS.

“At best, this indicates that the District government is failing to uphold basic principles of good government, including transparency and accountability,” said Douglas.” At worst, it suggests that the environmental study is a farce because it rubber-stamps the CSX open-trench proposal.”

The Washington Post had a short piece on this response, with DDOT's response to the response: "DDOT spokesman Reggie Sanders said in an e-mail that the permit relative to Virginia Avenue SE and adjacent streets 'will have no force or effect until a build alternative is approved via Record of Decision.' Other requests for comment regarding the city’s commitment to the project have not been answered."

But now there's a related closing to note: On June 21, DDOT will close the newish on-ramp from 11th Street SE to the westbound Southeast Freeway for two months, until approximately August 23.

This will allow the completion of the rebuilt exit to I Street from inbound I-695, which has been closed while the old flyover has been demolished.

If you're needing to get on the westbound freeway, you'll need to use the ramp at 3rd Street and Virginia Avenue, or the South Capitol Street ramp. (Or I guess you could go backwards and get on southbound DC-295 at Pennsylvania Avenue and take the Capitol Hill exit.)

Here's DDOT's advisory on that closing if you want to know more, or to see the pretty graphic with all the detour arrows.

Meanwhile, the icky configuration of the eastern section of M Street thanks to DC Water's Clean Rivers Project is about to get ickier: Starting on or about Wednesday, June 18, through the end of the year, two eastbound M Street lanes between 7th and 11th Streets, SE will be closed 24/7, leaving two lanes of eastbound and two lanes of westbound traffic on M. Best to also expect some stoppages of traffic during the work hours of 7 am to 7 pm Monday through Saturday.

You can read the DC Water advisory on the closure for more information.

First, the obligatory Building 213 demolition shots. Let's compare the state of things on June 2 (left) and June 14 (right):

It's also fun to move back a block and get a better view from the east side, from November 2007 to this weekend. Where did all that sky come from?

And of course there's your basic Om Nom Nom shots:

There's also more peeks at other spots. First, I bring you the holes in the ground at the Hampton Inn on 1st Street (left) and the new residential building at Yards Parcel N (right):

Next, the still-papered over Sweetgreen at Twelve12, in advance of its opening this week, and a nose-pressed-up-against-the-dirty-window shot of the progress at the Harris Teeter in the same block, scheduled to open Oct. 1:

And I'll wrap up with the two photos below. At left, Twelve12's all-but-completed new service nestled between the new building and Building 202. And at right, on 1st south of K, the trailer that arrived this week, which is the one I posted about on Friday--and my guess that it is to be the leasing office for River Parc across the street has been confirmed.

The links to the project pages will show you these photos and many more....

Velocity went up, but the twin did not follow for nearly four years--after Cohen sold the empty lot to Toll Brothers, which is now building the River Parc apartment building on the site. And having a different developer build the twin has brought about a sticky situation.

Within recent days, Velocity residents have discovered that Toll's layout for the River Parc roof includes a wall that completely obscures the formerly expansive Capitol dome views from Velocity's roof deck.

This Facebook page shows the old view from Velocity's roof--and the photo below, provided by a resident, shows the new one.

In addition, the new building's design appears to place the building's 237 air conditioning units on the south side of the concrete wall, facing Velocity.

A recent e-mail to Velocity residents informed them that "[T]he ANC Commissioner, The Department of Consumer and Regulatory Affairs and the offices of Planning and Zoning have all been contacted and we are being told that all construction is being done in accordance with all plans, permits, zoning, and easements" and that "Every avenue is being pursued to somehow make this situation better for us." Alas, "[A]s long as they are within all legal parameters of their construction of this building, there is little we can do."

Capitol Dome views are a sticky wicket in the neighborhood, since almost all of the buildings that have already gone up stand to eventually lose their panoramic vistas as newer projects continue to fill in the empty spaces. (Just ask Nationals Park!)

The exceptions are 70/100 I (aka the Jefferson and Axiom) and the about-to-be-built 800 New Jersey, all of which border the freeway and so will likely keep their views pristine, as long as Capitol Hill north of the freeway doesn't suddenly start to allow 13 stories of construction.

But an impenetrable concrete wall certainly puts an exclamation point on the issue.

But I glanced at the Executive Summary, and here's the money graf:

"Preferred Alternative - Two New Tunnels (originally Concept 5 and identified as Alternative 3 in the Draft EIS): Alternative 3 was selected as the Preferred Alternative. It involves replacing the existing Virginia Avenue Tunnel with two new permanent tunnels constructed sequentially (see Figure S-2). Each new tunnel will have a single railroad track with enough vertical clearance to allow double-stack intermodal container freight trains. A new parallel south side tunnel will be built first as trains continue operating in the existing Virginia Avenue Tunnel. After the south side tunnel is completed, train operations will switch over to the new tunnel and the existing Virginia Avenue Tunnel will be demolished and rebuilt. With the exception of operating in a protected open trench for approximately 230 feet immediately east of the 2nd Street portal (within the Virginia Avenue SE segment between 2nd and 3rd Streets SE), trains will operate in enclosed tunnels throughout construction under the Preferred Alternative. Throughout most of the length of the entire rebuilt tunnel, the two tunnels will be separated by a center wall. This center wall will be the new centerline of the two tunnels, and it will be aligned approximately 25 feet south of the existing tunnel centerline, between 2nd and 9th Streets SE. Due to new columns associated with the rebuilt 11th Street Bridge, the tunnels will be separated on the east end starting just west of Virginia Avenue Park, resulting in two separate single-track tunnels and openings at the east portal. "

I will keep reading, and either update this post or write in the comments thread below as I see more items of note.

The public meeting is on July 1.

UPDATE: Here's the Post on the release. "Following the meeting, the federal agency is expected to release a record of decision, which could give CSX approval to seek construction permits for the project. CSX would need to go through the District’s permitting process before construction could begin, but company officials say they hope to break ground on the $170 million project this year."

UPDATE II: The VAT fact sheet, with these bullet points on pledged improvements post-construction:

* Improving access to Garfield Park for wheelchair-dependent individuals (page 5-65);

* Building a continuous bike path between 2nd and 9th Streets connecting Garfield Park and Virginia Avenue Park (page 5-98);

* Straightening the alignment of Virginia Avenue SE within the 400 block to be consistent with the original L’Enfant Plan (page 5-59);

* Improving the traffic lane configuration between 5th/6th and 8th Streets to provide safer and calmer traffic conditions (appendix M, roadway layout sheets 2 and 3 of 4); and

* Installing landscaping and improved street lighting, traffic signals and crosswalks (page 5-84).

UPDATE III: In the EIS itself, I recommend reading Section S.7, "Key Issues Raised by Community and Responses," which starts on page 52 of the PDF. It's a big FAQ about a lot of very small details that have come up over the months/years.

UPDATE IV: From a DDOT press release (and I'm sure from somewhere in the EIS as well), some additional key features and mitigations:

* The dual tunnel construction ensures that there will be no trains operating in an open trench near residences;

* Cross streets will be maintained throughout construction;

* Residential mitigations include a one-time payment to the Arthur Capper senior residence ($250,000), a payment of $500/month to those residences on the front line of construction, and possible reconciliation payments of up to $75,000 to certain owners that need to sell their homes;

* Enhancements fund for the project area ANC;

* Creation of a historic preservation fund;

* Reconstruction of Virginia Avenue SE to include improved sidewalks, new trees, and a bike lane;

* ADA improvements to the Garfield Park; and

* A new dog park at the Virginia Avenue Park.

CSX will also enter into District resident hiring and local business (CBE) utilization agreements.

* LOT LAYING: Enough people have written (and progress has been so slow) that I finally have to post that the work many of you are seeing on the Congressional Square block at 1st and I isn't the beginning of development there--the word is that the parking lot on the west side of the block is being extended eastward.

* PILE DRIVING: Pile driving has started at 800 New Jersey/Whole Foods, if your ears haven't already alerted you.

* TRAILER PLACING: A building permit just came through the pipeline for a temporary sales trailer at 1000 1st St. SE. The land. owned by Akridge, is unlikely to be about to see any large-scale construction, so might this instead be the beginnings of a leasing center for Toll's River Parc across the street?

* FERRY DOCKING: Following up on the ferry news from last week, I finally heard back from the office of Frank Principi in Woodbridge--it sounds like the routes and docking locations are still not 100 percent decided on. There is a stakeholder's group that will ultimately make the decisions, and it is meeting later this month to work on the project. So reports of a "Navy Yard" destination or a St. Elizabeth's destination or a Bolling destination appear to be premature.

The purveyors of food that is more healthy than should be allowed by law* are planning a soft opening on Wednesday, June 18, from 11 am to 4 pm, where you can pay what you want for food ordered during their test run, with proceeds going to FreshFarm Markets.

Then it's anticipated the restaurant will open on Thursday, June 19 for regular business, with hours of 10:30 am to 10 pm seven days a week.

This is Sweetgreen's twelfth location in the DC area. It's in the same block as Vida Fitness, TaKorean, and Harris Teeter, all of which should be opening over the coming months. Twelve12 expects its first move-ins this month.

The recommendations are:

* A 7,000-square-foot gymnasium with basketball court that can also be divided into two smaller courts when needed;

* A 3,600-square-foot day care center, which would also include a secured outdoor play area;

* Three multipurpose fitness rooms (for yoga classes or the like):

* Two multipurpose classrooms;

* One individual fitness area, which could include treadmills and weights; and

* A small "soft play area" for little kids.

The recommendations are not a written-in-stone marching order, however. Soon the Housing Authority will be putting out an RFP to find the organization that will run the community center (though apparently we're now calling it a "community building," because #branding). The operator would then have "flexibility" in what it offers, while ostensibly guided by the survey results.

There were 473 responses to the survey, and the meeting slides show both the demographic breakdown of respondents as well as the top vote-getters in both fitness and "enrichment" activities.

The slides also include conceptual drawings of how the two-story building could be laid out to handle the recommended offerings, though it was stressed that the operator will be making the final decisions on layout and whatnot. (You may remember that there was at one time a basement planned for the building, but it's now been removed from the design.)

Attendees at the meeting did not rise up in fire-breathing opposition to the presentation, though concerns were raised about the lack of garden space, the seeming preference of fitness activities over learning/cultural/enrichment activities, and the need for space and kitchen access to accommodate private events like kids' birthday parties.

Even though the consultant's report is due to DCHA next week, the team still wants to hear comments, if you've got them.

The slides also said that the groundbreaking for the building is "about to happen," which of course translates to JDLand Speak as "Any Minute Now."

Plans are for a 126-unit condo building with 6,000 square feet of ground-floor retail, in addition to integrating the chiller facility into the building.

The deal still has to be approved by Metro's board of directors, but the press release says "construction is expected to begin in 2016."

The press release does not say if the team plans to also purchase the 7,700-square-foot lot next door, which is for sale (and which has a bit of a history).

This will be MRP's second foray into the neighborhood, after having entered a deal in 2011 to co-develop the (still pending) first phase of the Florida Rock development.

The path to developing this site has not been a short one, given that WMATA has been trying to get the site developed since 2006. Three bids were received for the site earlier this year, two residential and one for an office building.

* MANAGING WATER: The EPA has released the case study about Canal Park entitled Integrating Stormwater Management and Public Amenities through a Public-Private Partnership, saying that the park "exemplifies how a public-private partnership can be used to create a public amenity that enhances the community and provides environmental benefits."

* FRONTING WATER: I came *thisclose* to posting a link that just popped up in my RSS reader about how the developers of the Florida Rock site just said that they expect to begin construction on Phase I of RiverFront on the Anacostia in "mid-2014"--but then I thought to look at the date on the release, and it was May 7. So I guess could still technically be considered news, but we're now reaching "mid-2014" with no sign of movement....

* CROSSING WATER: A reminder that tonight at 6:30 is your chance to meet the four finalists in the Bridge Park design competition. The event is at 1801 Mississippi Ave., SE.

And in the No Water Connection At All Department:

* COMMUNITY CENTER: Tomorrow night, Wednesday, June 11, is the public meeting on the results of the Capper Community Center survey.

* VAN NESS: Greater Greater Education looks at the drive to reopen Van Ness Elementary School.

And, in case you don't believe me, I have proof! Witness dirt being dug! A press release from WC Smith officially announcing the start of the $87 million construction project says that pile driving operations will be getting underway this week.

But of course the excitement in the neighborhood surrounding this project isn't for the arrival of still more residential units--it's for the building's 35,000 square feet of ground-floor retail space, which will be home to a long-sought Whole Foods after the building is completed in late 2016.

And, just like with its sibling to the south, 800 NJ's construction will include the construction and opening of a "new" street between 2nd and New Jersey--this time it will be H Street, running from just north of 200 I over to New Jersey just south of the freeway.

This is the second of three residential buildings on the block, with a third, 393-unit building fronting 2nd Street to follow. Residents in all three buildings will be able to use the facilities in every building, giving them "unparalleled access" to club rooms, game rooms, rooftop pools, an indoor lap pool, exercise facilities, dog walk areas, a demonstration kitchen and the 15,000 square foot courtyard.

As for the Park Chelsea, having been topped out a few weeks ago, work continues, with the bricking of the exterior being the next obvious milestone now underway.

My camera got a tour of the Park Chelsea this afternoon, and everyone better appreciate the 12 flights of stairs I walked up to get some of these pictures. (I do and I do and I do for you people.) It is expected to open in Spring 2015.

See the gallery for more photos.

(I've been a bit slow in posting on this because I've been trying to find out whether it's really to "the Navy Yard" (or "the Naval Yard") or to Diamond Teague Park and Piers, which would seem to be the logical location and which was the spot used in the 2009 study of possible service. Haven't come across a firm answer on that in any coverage, but maybe someone else has....)

According to WTOP, the money will be used to buy two ferry boats and operate them during business hours.

WTOP's piece also says that "[g]etting the ferry service off the ground is not a huge technologically complex issue that some would think. But growing it and sustaining it will be more difficult." Prince William County Supervisor Frank Principi, longtime advocate for water-based commuting opportunities, says that it will require partnerships, such as local governments, the military, and the private sector, to sustain the service.

Principi says that the service could be up and running within a year--but there isn't as yet a dock location identified in Alexandria.

UPDATE: As mentioned in the comments, the Post reports today that the destination will be Bolling and St. Elizabeth's (and that's what the actual FTA release says). Maybe earlier reporting was assuming people could swim to the Navy Yard from there.

"Finally, the site is located about a block east of one entrance to the Navy Yard Metro station, and across M Street from the west entrance[.] Both entrances can be quite congested, particularly during rush hours and on baseball stadium game/event days. WMATA has indicated a desire to increase capacity and convenience to passengers by providing an additional entrance to the Navy Yard Metro station on the south side of M Street on Parcel A. To faciliate this, OP is proposing that, as part of Zoning Commission review of any development on Parcel A, facilitation in the site and building design for a new entrance be provided - this would not require [Forest City Washington], the developer, to provide the new entrance, but rather would ensure that any construction on the site would accommodate this additional entrance."

Not something that would happen anytime soon, I imagine, but good to know that it's at least being thought about.