Since January, 2003
 (a random before-and-after moment)
May 20, 2006
June 28, 2014
Cushing at M, Looking South-Southwest (see more)

I almost can't bring myself to write the words, but the owners of the Florida Rock site just south of Nationals Park have filed with the Zoning Commission for not only the previously reported plan to change the planned first phase office building to a residential one, but also to revisit parts of the site plan for the three subsequent phases. (For those of you versed in zoning speak, they are requesting to "revert Phases II, III, and IV to First Stage Approvals with modifications.")
This is going to be a lengthy process, with hearings at the Zoning Commission, reports from the Office of Planning and others, and presentations to the ANC (starting with one this coming Monday night, Dec. 12). So I'm going to avoid getting into the weeds too much too early, and will just give some bullet points of what changes they are looking for. (You're free to read these 57 pages of the filing for more detail.)
* The new Phase 1 building, at the far east end of the site (next to Diamond Teague Park) will now be the aforementioned residential building, a nine-story U-shaped design oriented toward the river with 300-350 units and 286 below-grade parking spaces. There will still be 12,500 square feet of retail, though they are asking that 7,000 of it be "flex space" that "may alternatively be dedicated to residential amenity space" until retail gets going. There will be a private courtyard within the "U", but there will also be the open space on the buildings' east side, now dubbed Anacostia Plaza, that will be open enough to maintain open views from First Street and the stadium's Grand Staircase to the river but will also provide "passive recreation space."
* The esplanade that has always been such a big part of the site plan remains, acting as the portion of the Anacostia Riverwalk Trail connecting South Capitol Street to Teague Park, the new pedestrian bridge, and the Yards Park. The Esplanade will "relate" to the "design vernacular" of the newly constructed boardwalks, and will also have a lot of stormwater management and bio-filtration offerings.
* On the building's west side will be the "Mews," which they call a pedestrian boulevard separating the Phase 1 building from the planned Phase 2 residential building. This path will also provide access to parking and loading for the first two phases, but "a dynamic paving design . . . will help distinguish this area as an urban space that privileges pedestrians over vehicles."
* The filing says they anticipate construction to begin in the second quarter of 2013, with first move-ins in early 2015 and the entire phase completed by summer 2015.
As for overall changes, here's what seem to be the most interesting changes from the previously approved design that the developers are looking for:
* The new plan would bring 1,164,640 square feet of gross floor area (4.6 FAR), up from 1,115,400 sq ft/4.4 FAR in the last plan. The other three phases' uses would remain unchanged (residential, office, hotel).
* Building heights of 130 feet for Phase 2-4 are being requested, compared to 130/112/130 last time around.
* Below-grade parking spaces would go from 1,010 to 1,144.
Plus, though It's hard to tell from one small site plan concept drawing, a lot of the public space design, especially to the east of the Phase 3 and 4 buildings, looks scaled back from the 2008 design. (UPDATE: Here's a graphic put together from another part of the filing that compares the 2008 site plan with the current one.)
The filing also says that "the Applicant would like the flexibility to provide interim uses on Phases, II, III, IV so that the site will not simply lay dormant pending construction," and lists a park, a farmers market, or other "simple, temporary retail uses" as examples.
And, just as in the previous plans, development of phases 3 and 4 are completely dependent on the construction of a new South Capitol Street Bridge, since the current bridge bisects the property where those buildings are planned.
Again, this is early in this new process, and there will be plenty of filings and presentations to come for all the additional detail you're going to be clamoring for. For now, the takeaway is that FRP/MRP want to get started on a residential building at 1st and Potomac in the spring of 2013, and still want to move forward on the rest of the site with a design similar to what was approved 3 1/2 years ago, but with some modifications.
This project first began its zoning quest in 1998, and went through a four-year process ending in 2008 to get its second-stage approvals. I should also note that Davis Buckley Architects, who worked on the project throughout that 10-year ordeal, is no longer part of the design team; SK&I is now on board, with Oculus as the landscape design firm. The site's owners, FRP Development/Florida Rock Properties, announced their partnership with MRP Realty earlier this year.
(As for the concrete plant currently on site, I haven't looked lately, but demolition is underway, and the filing says it should be done by the end of the year. Tom Boswell's heart will be broken.)
UPDATE, 1/3: Just before Christmas, demolition was finished on the plant, making it #166 in my Demolished Buildings Gallery.
Comments (3)
 
 More About Florida Rock
 All posts: Florida Rock, zoning

JDLand.com Home

Comments

lester says: (12/9/11 3:15 PM)
130 feet tall? That's curious.

The area is zoned W-2, which would traditionally allow for up to 60 feet. It's part of the capital gateway overlay, which is designed "to reduce the height and bulk of buildings along the Anacostia riverfront."

Then DC goes ahead and approved (previously) 130/112/130 foot tall buildings (Phase II, III, and IV, not sure what Phase I will be). Wow. The wonders of the PUD (which basically nullifies the W-2 and CG designation).

However, moving past these decisions, how on earth do they justify 130 feet with respect to the Heights of Building Act of 1910? To allow a 130 foot tall building, you would need to have either South Capitol or Potomac be 110' wide, and as best as I can estimate from the DC property records web site, they are at most 90' wide. What gives?

Either way, it seems silly to develop an overlay to reduce height and bulk near the Anacostia riverfront, and then approve four buildings on the waterfront 100+ feet high...

Mind you, from where I live, the buildings won't really impact my view at all, I just find it all very... strange.


JD says: (12/9/11 3:22 PM)
Phase I was originally approved at 92 feet; they're requesting 95 feet this time.

There's a fair amount of discussion of the zoning starting around page 11 in the document I link to above, which says that CG/W-2 (the Capitol Gateway overlay) allows for max heights of 130 ft in mixed-use developments. (Purely commercial buildings can only be 60 feet high; the CG overlay gives the opportunity for increased density by developing mixed-use.)

Here's the Capitol Gateway Overlay, if you want to read: link




IMGoph says: (12/17/11 12:17 AM)
I like the fact that the building footprints aren't curvy like the Watergate anymore. That footprint just felt contrived.

Add a Comment:

Comments are closed for this post.

JDLand Comments RSS Feed

See All Current News Items | Full Blog Archive

 
 Top News
  
Recent Comments:  
58Model on Van Ness School: But that may threaten our status as a school free gun zone...
ScoopDC on CSX Gets Tunnel: CSX has been laying the temporary tracks for this project for about two months n...
JD on Tuesday Tidbits: I'm guessing when he reaches the end of the lineup on the blog (which is conside...
conngs0 on Tuesday Tidbits: Sadly I'll miss this, but I'll be interested to know of any favorites that have ...



City Government Data for Near Southeast Records added or updated recently displayed here; click the "archive" links to see additional detail and older records. All data from DC Government databases and RSS feeds. JDLand takes no responsibility for errors, omissions, etc. (read CapStat disclaimer). Data is retrieved daily.

Recent Crime Incidents Archive  
1300 B/O M ST SE   THEFT F/AUTO
Theft From Auto 1
 01/27/15
1200 B/O 4TH ST SE   THEFT
Theft 1st Degree
 01/26/15
70 B/O I ST SE   SEX ABUSE
2nd Degree Sexual Abuse
 01/25/15
1000 B/O 8TH ST SE   THEFT F/AUTO
 01/25/15
1100 B/O NEW JERSEY AVE SE   THEFT
Theft 2 (Theft F/Building)
 01/22/15
1100 B/O NEW JERSEY AVE SE   THEFT
2nd Degree
 01/20/15
400 B/O M ST SE   THEFT
2nd Degree
 01/19/15
1000 B/O 7TH ST SE   ASSAULT W/DANGEROUS WEAPON
Adw -- Knife
 01/15/15
1100 B/O NEW JERSEY AVE SE   THEFT
2nd Degree
 01/12/15
1000 B/O NEW JERSEY AVE SE   THEFT F/AUTO
 01/12/15
1100 B/O 5TH ST SE   THEFT F/AUTO
Theft From Auto 1
 01/05/15

Active Public Space Permits Archive  
1331 2ND ST SE    Carlton Ray 
Assigned
paving; streetfixture; excavation  
 02/10/14
to
02/09/15
1331 4TH ST SE    Forest City Forest City 
Issued
excavation; new  
 01/10/14
to
02/10/15

Recent Issued Building Permits Archive  
1025 1ST ST SE   
01/13/15 
FRANCISCA OTERO
PC52706432 / POST CARD
INSTALLATION OF NOT MORE THAN 1 NEW AIR CONDITIONING UNIT UP TO A MAXIMUM OF 10-TONS OF EQUIVALENT REFRIGERATING EFFECT.
801 2ND ST SE   
01/22/15 
BAKER DC LLC / CHRISTINE LONG
AH1500209 / CONSTRUCTION
AN AFTER HOURS PERMIT IS RESPECTFULLY REQUESTED FORM 7:00 PM THRU 7:00AM
1201 4TH ST SE   
01/13/15 
JGB/FEDERAL CENTER LLC / JIM CALABRESE
AN1500018 / CONSTRUCTION
REPLACE 10 EXISTING ANTENNAS WITH 10 NEW ANTENNAS. PLEASE NOTE THAT THE TOTAL NUMBER OF ANTENNAS PER SECTOR / MOUNT WILL NOT EXCEED 5 PER DCRA CODE. THEREFORE NO OFFICE PLANNING LETTER IS REQUIRED. AS PER PLANS AS PER CODE.
1240 12TH ST SE   
01/14/15 
AECOM TECHNICAL SERVICE / ERIKA FERGERSON - CARROLL
B1503361 / CONSTRUCTION
CONTRACTOR TO PLACE CONSTRUCTION TRAILER ON PRIVATE PROPERTY LOCATED AT 1240 12TH ST SE PROPERTY.
82 I ST SE   
01/23/15 
RUSSELL WHITWORTH GREYSTONE / SHELDON WILLIAMS WILES MENSCH CORP; RUSSELL WHITWORTH
BCIV1400098 / CONSTRUCTION
RELOCATE A 12 INCH WATER LINE THIS SUMMER.
100 I ST SE   
01/24/15 
NA NA NA
EHOP1590258 / HOME OCCUPATION
125 L ST SE   
01/12/15 
SOK C REED ANN'S BEAUTY SUPPLY & WIG CO / PAPA-KWESI COLEMAN
B1501967 / CONSTRUCTION
CONVERTING A PORTION OF EXISTING BEAUTY SALON TO OFFICE FOR CERTIFICATE OF OCCUPANCY PURPOSES.
20 M ST SE   
01/12/15 
SOUTHEAST REALTY LLC / JOHN GIUSEPPE-RAMCO
TL1500021 / CONSTRUCTION
REVISION TO PLANS AND PERMIT TL1400132 SUBWAY SANDWICH SHOP AS SHOWN ON THE ATTACHED ARCH ELECTRICAL PLUMBING AND MECHANICAL DWGS. AND WRITTEN DESCRIPTION OF CHANGES BEING MADE. INTERIOR WORK ONLY. NO STRUCTURAL WORK INVOLVED. NO CHANGE IN SEATING CAPACITY STAYING AT 41.
50 M ST SE   
01/26/15 
ENGLEWOOD LLC / FVI 2020
SH1400087 / CONSTRUCTION
SHEETING AND SHORING ACTIVITIES RELATED TO CONSTRUCTION OF NEW HOTEL 11 ABOVE GRADE 1 STORY BELOW GRADE 195 HOTEL SUITES
100 M ST SE   
01/20/15 
SQUARE 743 INC / JOHN MCDONALD
P1502784 / SUPPLEMENTAL
   
01/14/15 
SQUARE 743 INC / MATTHEW WERT
P1502642 / SUPPLEMENTAL
   
01/20/15 
SQUARE 743 INC. / SAM HOLLEN RAMCO OF DC INC.
B1503542 / CONSTRUCTION
INTERIOR RENOVATION FOR 7TH FLOOR TENANT CORRIDOR. PARTITIONS DOORS MECHANICAL ELECTRICAL AND LIFE SAFETY.
861 NEW JERSEY AVE SE   
01/28/15 
CSX TRANSPORTATION / CSX TRANSPORTATION; INTERAGENCY CONSULTANTS; ; JUSTIN DONNELLY
BCIV1400064 / CONSTRUCTION
THE VIRGINIA AVENUE TUNNEL RECONSTRUCTION PROJECT WILL MODIFY THE EXISTING CSX OWNED-AND-OPERATED TUNNEL AND TRACKS IN SE WASHINGTON DC APPROXIMATELY FROM SOUTH CAPITOL STREET TO WATER ST SE AND UNDERNEATH THE EASTBOUND LANES OF VIRGINIA AVE SE.
909 NEW JERSEY AVE SE   
01/15/15 
SCARLET OAK / EVAN O'BRIEN/ D MCKEEVER SERVICES
TL1500002 / CONSTRUCTION
NEW TENANT LAYOUT FOR NEW 3754 SF RESTAURANT. PARTITION PLAN NEW COMMERCIAL KITCHEN BAR MILL WORK AND DINING AREA INCLUDED NO OUT SIDE SEATING ON THIS PERMIT.
1000 NEW JERSEY AVE SE   
01/12/15 
CAPITOL HILL TOWER HOUSING COOPERATIVE INCF / RICHARD G. FINFROCK
P1502547 / SUPPLEMENTAL
1111 NEW JERSEY AVE SE   
01/23/15 
DONOHOE DEVELOPMENT COMPANY / DANIEL M. NARH
P1502702 / SUPPLEMENTAL
25 POTOMAC AVE SE   
01/12/15 
RIVERFRONT HOLDINGS I LLC / DANIEL M. NARH
P1502450 / SUPPLEMENTAL
816 POTOMAC AVE SE   
01/13/15 
JAMES ANDERSON 818 POTOMAC AVE SE LLC / WILLIAM WESTERM FROEHLING AND ROBERTSON INC.
SB1400485 / CONSTRUCTION
5 SOIL BORINGS EIGHT INCHES IN DIAMETER TO DEPTHS RANGING FROM 40 TO 60 FEET. SOIL BORINGS WILL BE CONDUCTED IN THE PARKING LOT LOCATED ON THE EAST SECTION OF THE 816 POTOMAC AVE SE PROPERTY. HOLLOW STEM AUGER METHODS WILL BE USED TO CONDUCT THE SOIL BORINGS.
300 TINGEY ST SE   
01/23/15 
CM-YARDS LLC / DWIGHT SMITH; NONE
SG1400461 / CONSTRUCTION
INSTALL EXTERIOR SIGN ABOVE DOOR.
1301 WATER ST SE   
01/28/15 
EASTERN POWER BOAT CLUB / STANLEY HUBBARD JR
E90564415 / SUPPLEMENTAL
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  
M ST   11/26/14
$ 2,000
LHREV WASHINGTON M STREET LLC
 
0770 M ST SE   11/14/14
$ 23,900,000
770 M STREET LLC
 


Project Directory




Blog/Home
Project Directory
Photo Archive
Event Photos
 
Nats Park
Food Map
What's New
History

 
Demolished Buildings
Historic Photos
Satellite Images
Timeline
 
About JDLand
Message JD
Advertise
Photo Use
 
     © Copyright 2015 JD.