Since January, 2003
            
 Sliding from Before to After

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.
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Recent Crime Incidents Archive  
1200 B/O 1ST ST SE   THEFT
Theft First Degree (all Other Larceny)
 07/15/18
1400 B/O SOUTH CAPITOL ST   THEFT
Theft 2nd Degree (all Other Larceny)
 07/15/18
1200 B/O 4TH ST SE   ASSAULT WITH A DANGEROUS WEAPON  07/14/18
400 B/O M ST SE   THEFT
Theft 2nd Degree (all Other Larceny)
 07/13/18
900 B/O POTOMAC AVE SE   THEFT
Theft 2nd Degree (all Other Larceny)
 07/13/18
400 B/O M ST SE   THEFT
Theft 2nd Degree (all Other Larceny)
 07/11/18
400 B/O M ST SE   THEFT
Theft 2nd Degree (all Other Larceny)
 07/11/18
UNIT B/O L ST SE   THEFT
Theft 2nd Degree (all Other Larceny)
 07/10/18
100 B/O I ST SE   THEFT
Theft 2nd Degree (all Other Larceny)
 07/09/18
700 B/O L ST SE   THEFT FROM AUTO
Theft (theft From Motor Vehicle)
 07/06/18
900 B/O NEW JERSEY AVE SE   THEFT
Theft 2nd Degree (all Other Larceny)
 07/04/18
400 B/O M ST SE   THEFT
Theft 2nd Degree (all Other Larceny)
 07/02/18
400 B/O M ST SE   THEFT
Shoplifting
 07/02/18
200 B/O L ST SE   THEFT
Theft 2nd Degree (all Other Larceny)
 06/28/18
400 B/O M ST SE   THEFT
Theft 2nd Degree (all Other Larceny)
 06/28/18
400 B/O M ST SE   THEFT
Theft 2nd Degree (theft From Building)
 06/28/18
400 B/O M ST SE   THEFT
Theft 2nd Degree (all Other Larceny)
 06/28/18
900 B/O NEW JERSEY AVE SE   THEFT
Theft 2nd Degree (all Other Larceny)
 06/27/18
1000 B/O 1ST ST SE   MOTOR VEHICLE THEFT
Theft First Degree (Stolen Auto)
 06/25/18
1100 B/O NEW JERSEY AVE SE   THEFT FROM AUTO
Theft (theft From Motor Vehicle)
 06/24/18
300 B/O VIRGINIA AVE SE   THEFT
Theft 2nd Degree (all Other Larceny)
 06/18/18
1100 B/O NEW JERSEY AVE SE   THEFT
Theft 2nd Degree (all Other Larceny)
 06/18/18
800 B/O L ST SE   THEFT FROM AUTO
Theft (theft From Motor Vehicle)
 06/18/18
400 B/O M ST SE   THEFT
Theft 2nd Degree (all Other Larceny)
 06/16/18

Recent Issued Building Permits Archive  
1100 2ND PL SE   
06/19/18 
CAPPER CARROLLSBURG VENTURE LLC / null
E1807795 / SUPPLEMENTAL
1346 4TH ST SE   
07/02/18 
PC 1346 LLC / INSPECTOR STEVENS
B1811126 / CONSTRUCTION
For elevator review ONLY in reference to permit # B 1711594
100 H ST SE   
06/19/18 
DISTRICT OF COLUMBIA / RUSSELL COX
FD1800083 / CONSTRUCTION
Construction of foundation only
2 I ST SE   
07/02/18 
FORIDA ROCK PROPERTIES INC / DANIEL P. THOMPSON
P1807204 / SUPPLEMENTAL
   
07/03/18 
MCDONALDS CORPORATION / BOB BIROONAK; X
SG1800364 / CONSTRUCTION
one illuminated ID sign
417 I ST SE   
06/28/18 
DALE E OWEN / TIMOTHY P. CROPP 703-698-8855
M1802925 / SUPPLEMENTAL
202 M ST SE   
06/22/18 
UNITED STATES OF AMERICA / DAVID BERUBE
TN1800146 / CONSTRUCTION
40'x60' and 16'x16' tent for a private event not open to public. Event to take place during daylight hours between 1130 and 1630.
300 M ST SE   
07/02/18 
FEDERAL CENTER LP / null
E1808201 / SUPPLEMENTAL
861 NEW JERSEY AVE SE   
06/28/18 
CONSOLIDATED RAIL CORPORATION / NA CSX TRANSPORTATION, INC.
AH1801055 / CONSTRUCTION
Work in public ROW within the Virginia Avenue Tunnel Reconstruction Project LOD for utility, demolition, and concrete structure construction activities. TO EXCLUDE LEGAL HOLIDAYS***
1200 NEW JERSEY AVE SE 1ST FL 20590   
07/06/18 
JBG/FEDERAL CENTER LLC / DAVID T. MORALES
P1807299 / SUPPLEMENTAL
1115 NEW JERSEY AVE SE 20001   
06/21/18 
GALLERY CAPITOL RIVERFRON PROPERTY / null
P1806901 / SUPPLEMENTAL
1200 NEW JERSEY AVE SE 20590   
06/20/18 
JBG/FEDERAL CENTER LLC / ALFRED F JORDAN 202-437-5067
E1807865 / SUPPLEMENTAL
1299 NEW JERSEY AVE SE   
06/29/18 
UNITED STATES OF AMERICA / SHANNON BURKE
SB1800332 / CONSTRUCTION
Site is being investigated before construction in accordance with Consent Order between GSA and EPA. Temporary soil borings will be installed for soil and groundwater sampling.
71 POTOMAC AVE SE   
06/27/18 
FORIDA ROCK PROPERTIES INC / BARR CONCRETE
TC1800036 / CONSTRUCTION
towercrane for jobsite use
   
07/02/18 
FORIDA ROCK PROPERTIES INC / DANIEL P. THOMPSON
P1807202 / SUPPLEMENTAL
221 TINGEY ST SE   
06/27/18 
GONE YARD HOTEL OWNER, LLC / STEPHEN J. EXELBERT
P1807049 / SUPPLEMENTAL
(1) Gas generator (1) Gas Meter (1) Eye washer (12) Backwater Valve
AH = After Hours; B = Alteration & Repair; D = Demolition; E = Electrical; FB = Boiler; M = Mechanical; P = Plumbing and Gas; PC = Post Card; R = Raze; SG = Sign; TL = Tenant Layout; TN = Tent; RW = Retaining Wall;

Real Property Sales Archive  
No commercial transaction records added or modified in the past two weeks.


Project Directory
Completed
99 M ('18)
Agora ('18)
1221 Van ('18)
District Winery ('17)
Insignia on M ('17)
F1rst/Residence Inn ('17)
One Hill South ('17)
Homewood Suites ('16)
ORE 82 ('16)
The Bixby ('16)
Dock 79 ('16)
Community Center ('16)
The Brig ('16)
Park Chelsea ('16)
Yards/Arris ('16)
Hampton Inn ('15)
Southeast Blvd. ('15)
11th St. Bridges ('15)
Parc Riverside ('14)
Twelve12/Yards ('14)
Lumber Shed ('13)
Boilermaker Shops ('13)
Camden South Cap. ('13)
Canal Park ('12)
Capitol Quarter ('12)
225 Virginia/200 I ('12)
Foundry Lofts ('12)
1015 Half Street ('10)
Yards Park ('10)
Velocity Condos ('09)
Teague Park ('09)
909 New Jersey Ave. ('09)
55 M ('09)
100 M ('08)
Onyx ('08)
70/100 I ('08)
Nationals Park ('08)
Seniors Bldg Demo ('07)
400 M ('07)
Douglass Bridge Fix ('07)
US DOT HQ ('07)
20 M ('07)
Capper Seniors 1 ('06)
Capitol Hill Tower ('06)
Courtyard/Marriott ('06)
Marine Barracks ('04)


Overviews
Capper/Carrollsburg
Anacostia Riverwalk
New Jersey Avenue
M Street
South Capitol Street
The Yards
Lower 8th Street
East M Street
Boathouse Row





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