Since January, 2003
            
 Sliding from Before to After

Another large apartment building for Near Southeast appears to be on the boards, with word filtering my way that Ruben Companies has begun working with Shalom Baranes Architects on designs for a 400-unit rental building on Half Street between I and K.
With the working name of "20 K," this building would be on the eastern portion of Square 697N, which Reuben picked up via foreclosure when JPI gave up on its plans for "23 I" on the site. There would be retail along the entire Half Street frontage, and Ruben is apparently looking around for any "organic markets" that might be interested. (Cue stampede of "OMG! OMG! OMG!" in the comments, but don't get ahead of yourselves, since there's no indication that That Particular Organic Market is displaying any interest in the site.)
Ruben owns the rest of the block as well, and envisions an eventual Phase II project along South Capitol Street (where the Exxon used to be) that could be residential, commercial, or a hotel, depending on what the market will bear.
No timeline at this point, so don't start packing up your things for a move just yet.
The up-tick in the development of mutlifamily residential properties in Near Southeast after a three-year lull during the Economic Difficulties is obvious: Forest City's 220-unit 1212 4th Street is just underway at the Yards, William C. Smith's 430-unit Park Chelsea is on the boards to get started later this year, Akridge is "hoping" to move forward in 2012 with the 280-unit residential part of its Half Street project, and Florida Rock's developers have replaced a planned office building with a 300-unit residential offering for the project's first phase, which could get underway in 2013. (And it's worth noting, as mentioned in the comments, that every one of these is planned to be a rental building, not condos.)
And I wouldn't be surprised if there were more to come.
Comments (21)
   
 
 More About Square 697n

JDLand.com Home

Comments

ZoolanderANDtheBoYz says: (2/20/12 12:53 PM)
Trader Joe makes a perfect organic market.


GaryRKarr says: (2/20/12 12:56 PM)
With Capitol Quarter about sold out, one wonders if anyone is going to plan additional owner-occupied units anytime soon.


MJM says: (2/20/12 2:36 PM)
CQ isn't the only owner-occupied unit in town


ZoolanderANDtheBoYz says: (2/20/12 2:40 PM)
I wonder if Forest city is thinking about starting construction on Factory 202 any time soon. The Velocity condo is about 60 percent sold and capitol quarter is almost gone. It makes sense to build another condo.


PJY03 says: (2/20/12 2:55 PM)
CHT is also almost completely sold, The velocity is halfway there. However, when you look at these developments, you'd have to think that these developers see the high-end rental market as hotter than the home ownership market right now. My sense is that this has been the case since 2007/08. I don't have any analysis to support that though. Regardless, the number of high-end apartment buildings does signify that we're probably at our past the tipping point for near SE development.


MJM says: (2/20/12 3:29 PM)
Not sure if verified but 202 may not become a condo after all. Plus Forest City is changing their business model and will focus on the rental market so that could end the FCE-A involvement for 202 as a owner-occupied building.


MJM says: (2/20/12 3:30 PM)
FCE-A article: link


Eric says: (2/21/12 12:05 AM)
What's with the lack of condos available? I understand Velocity and CHT are pricey, but everyyyyyyyyything is rentals it seems.


JD says: (2/21/12 8:57 AM)
That's pretty much the story all across the city since 2008. The condo market had the bottom fall out, while rentals continue to be hot. All you have to do is look at how slowly Velocity has sold its units, compared to the surrounding rental buildings quickly filling to 90% or higher.


F says: (2/21/12 9:24 AM)
You heard it here first - "Let it be Whole Foods." I'd also be OK with a Trader Joes. Glad to know that Wendy's isn't trying to reclaim their old spot.

The apartment market has been hot because the inventory has been relatively low. As all these units come on line and comptete with each other I'd be surprised to see how long they can maintain $3K rents.


Kitty Loyd says: (2/22/12 1:22 PM)
JD - are there any plans for parking garages or lots? I know those aren't the prettiest additions to neighborhoods, and we have the Green line, but it seems like we lack on parking a great deal. I hate watching all the cars be towed away during ball games only to find some poor dad, exhausted kids dragging behind, walk back to a missing car in the dark. I assume parking will only get worse when the empty squares fill up with residential and street level commercial spaces, and people start coming here for more than just baseball or to visit a friend. Do the half street or other more commercial areas have any plans for parking? I just think it would be a shame to open up all these bautiful parks, restaurants, stores, etc only to have people not be able to access them easily.

Anyway, just curious. Thanks.


JD says: (2/22/12 1:37 PM)
Welllll, let's admit that a lot of times the dad with exhausted kids was trying to find some spot on the street to park for free rather than paying to park in one of the many garages and lots available for game parking.

Every time an empty lot is replaced with a building, there's going to be two or three levels of parking underneath it. (Think of that big hole in the ground just north of the ballpark--that was dug for the levels of underground parking Monument is planning to have, just like 55 M directly to the north has.) Not every space will be available for public parking, of course, but there will almost always be as many if not more spaces than the surface lot had.

The problem, as I mentioned above, is that a lot of people don't want to pay to park, and so they try to find "free" spaces on the street, hoping that they won't be caught. This is why DDOT and Tommy Wells went with performance parking and meters right out of the gate on the blocks north of the ballpark, so that people wouldn't get used to free street parking in advance of the inevitable time when meters would need to go in.

Here's my map of all of the parking available for games, and short of sell-out games, I'm pretty sure they don't fill up every time. People just don't want to pay what the market is offering:

link

And 100 M and 80 M and 55 M and 1100 New Jersey (and I think 300 M) all have public parking available in their underground garages, even on non-game days.

There are plenty of places to park. There just aren't free places to park.



202_cyclist says: (2/22/12 1:55 PM)
@Kitty Loyd:

The absolute last thing this neighborhood needs is more parking. More parking, especially if it isn't priced to reflect demand for it, undermines transit ridership.

Parking is also very expensive. Subterranean parking costs between $30,000 - $50,000 per spot to build. This limits the affordability of housing. Surface parking, on the other hand, would be a waste of scarce land in this area next to the metro station and all of the parks and other amenities. Which neighborhood would your rather visit: U Street with very little off-street parking and scarce on-street parking or Ashburn, where there is abundant parking?

There are plenty of transportation options to access the Southeast waterfront, including metro, Capital Bikeshare, several bus routes (including a Circulator route), possibly a streetcar in the future, and as noted above, off-street parking that is priced according to demand.

If you want to read more about parking, here are three very informative articles:

People, Parking, and Cities
link

Cruising for Parking
link

Parking Policy for Transit-Oriented Development: Lessons for Cities,
Transit Agencies, and Developers
link


Kitty Loyd says: (2/22/12 2:08 PM)
Ya, I see all the surface lots available and filled during games; I guess I was just wondering what would happen when the plaza on K is built, or if/when other lots get built upon, hopefully. I see some ball fans parking in that building across from velocity and I'm aware that you can park in the office buildings, but I'm more curious about when the neighborhood is fully functional, and will hopefully get a lot of traffic on a random Tuesday afternoon without a game that night. Without all the workers standing with flags and signs pointing to parking lots like there are during games, will there ever be just a parking garage that people can easily find? I just think it would be easier for someone coming to our area to be able to find a stand-alone parking garage rather than playing hide and seek "what office building/random gravel lot will allow me to park here now?" I dont know, maybe we'll never need it, and I certainly haven't delved into many traffic or other studies that would show we need it. It just seems like a good idea to have a parking destination like the Georgetown parking lots, or that one I think in Chevy Chase (I went years ago but still remember parking was so easy, whatever neighborhood that was), or behind Pentagon Row. When I want to go somewhere, I like to know where I'm going to park and not have to worry about trying to find a spot that I may have to drive around for. Ha maybe that makes me lazy, but I'm sure I'm not the only one :)

Anyway, it sounds like there aren't any plans so I guess my original question was answered. Thanks, as always!


JD says: (2/22/12 2:17 PM)
Plaza on K will have multiple levels of underground parking.

DC doesn't build free-standing municipal parking garages, so in answer to that question, no, there will never be one of those in the neighborhood.

(The ones at Nats Park, which were fought over vociferously, were the only way for the city and the team to not be in breach of their contract with MLB awarding the then-Expos to DC, which mandated 1,225 on-site parking spaces by the time the stadium opened in 2008.)

I'm sure most people who drive to, say, Gallery Place/Chinatown for the evening know that they either have to vulture around for a street spot or park in a garage, and learn just to look for the "P" signs that designate lots.


Kitty Loyd says: (2/22/12 2:37 PM)
Just to save face a little :), I should amend my comment and say that I'm only lazy about finding parking when I actually drive. I metro to/from work every, take the circulator to 8th street and eastern market if its too rainy or cold to walk, and am a bikeshare member. I love that this neighborhood offers all of these transit options (plus the water taxi). But some days, I just need to get in and out of Georgetown or somewhere else quickly and I'm not biking there, and again, I'm sure I'm not the only one.

And 202_cyclist, I don't think we need a garage RIGHT NOW bc we definitely don't need it. I was wondering more about 5-10-15 years from now.

(and for the record, I have no idea where Ashburn is. I also used to live in the U street area and always wished there was a parking lot to ease some congestion and tension of the angry people driving around trying to find spots and almost running me over)


JD says: (2/22/12 3:27 PM)
It's okay, Kitty, we won't tell. :)


Westnorth says: (3/2/12 1:21 PM)
By 2015, depending on funding, DDOT hopes to launch a Circulator route that would run from Navy Yard through Southwest, then around the Washington Monument to Dupont (linking to the Georgetown and Rosslyn routes). That should address the getting-to-Georgetown problem.

The goal of performance parking is to set parking prices such that someone can always find an open parking spot, not having to drive around looking for parking. Similarly, more could be done to point out which garages have spaces available (in Shanghai, street signs reported the number of available spaces at nearby garages, with directions), but the point is that there's already lots of available parking.

Ashburn is in Loudoun County.


Alan says: (3/15/12 9:48 AM)
JD, they began taking soil samples from the 20 K site yesterday.


JD says: (3/15/12 10:57 AM)
And soil sampling looks to be going on now at 1st and M, too (the Lot F/Willco site I wrote about perhaps being sold).


F says: (3/15/12 8:13 PM)
...and vertical construction has started on the last lot of Capitol Quarter

Add a Comment:

Comments are closed for this post.

JDLand Comments RSS Feed


 More News


See All Current News Items | Full Blog Archive

 

JDLand.com's Official Unofficial Guide, Updated for 2016!
 Top News

snakegriffin on Signs and Wonders: We lived on the 8th floor facing the highway in the Jefferson, never had any fre...
JD on Two-Year Change in: Can't cover up the light because there's still the cross-traffic coming up 5th f...
walt on Two-Year Change in: conngs0, If everyone is making a left there, would it make more sense to just c...

Get JDLand Updates In Your Inbox!



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  
1200 B/O 4TH ST SE   THEFT
Theft 2nd Degree (all Other Larceny)
 08/17/16
1000 B/O HALF ST SE   THEFT
Theft First Degree (all Other Larceny)
 08/16/16
700 B/O L ST SE   THEFT
Theft 2nd Degree (all Other Larceny)
 08/15/16
1400 B/O SOUTH CAPITOL ST   THEFT
Theft 2nd Degree (all Other Larceny)
 08/14/16
16 B/O M ST SE   ROBBERY  08/12/16
1000 B/O 5TH ST SE   THEFT
Theft 2nd Degree (all Other Larceny)
 08/09/16
1200 B/O 1ST ST SE   THEFT
Theft First Degree (shoplifting)
 08/08/16
50 B/O M ST SE   THEFT FROM AUTO
Theft 2nd Degree (theft From Motor Vehicle)
 08/02/16
600 B/O I ST SE   THEFT
Theft 2nd Degree (all Other Larceny)
 08/02/16
700 B/O L ST SE   ROBBERY  08/01/16
400 B/O M ST SE   THEFT
Theft 2nd Degree (all Other Larceny)
 07/29/16
700 B/O L ST SE   ROBBERY  07/28/16
1100 B/O K ST SE   MOTOR VEHICLE THEFT
Theft First Degree (Stolen Auto)
 07/25/16
1200 B/O HALF ST SE   BURGLARY
Burglary Two
 07/24/16
1100 B/O NEW JERSEY AVE SE   THEFT
Theft 2nd Degree (all Other Larceny)
 07/23/16
900 B/O 5TH ST SE   THEFT
Theft 2nd Degree (all Other Larceny)
 07/23/16
400 B/O M ST SE   THEFT
Theft 2nd Degree (all Other Larceny)
 07/22/16
1100 B/O NEW JERSEY AVE SE   THEFT
Shoplifting
 07/20/16
900 B/O 4TH ST SE   ROBBERY  07/20/16
500 B/O L ST SE   THEFT
Theft First Degree (all Other Larceny)
 07/19/16
1400 B/O SOUTH CAPITOL ST   THEFT
Theft 2nd Degree (theft From Building)
 07/19/16

Recent Issued Building Permits Archive  
1004 1ST ST SE   
08/04/16 
SQ. 740 LLC / N/A SQ 740 LLC JOHN AKRIDGE DEVELOP COMPANY; ECC, INC.
SB1600325 / CONSTRUCTION
Due diligence investigation. Installation of six 3-inch diameter direct-push geoprobe soil borings to depths of approximately 30 below grade. Soil borings will be abandoned on the same day as drilling by tremi-grouting using a bentonite slurry composed of 2 pounds of bentonite powder to 1 gallon of water. IDW will be properly managed.
1212 4TH ST SE 120   
08/04/16 
FC 1212 LLC / CLARK S FULLER
M1603023 / SUPPLEMENTAL
1150 5TH ST SE 20002   
08/11/16 
ALAN J PHELPS / DOUGLAS FOSTER
B1509540 / CONSTRUCTION
1. Renovation of existing first and second floor of the academic wing of the Van Ness building. 2. Square footage is approximately 26,000 SF ,For phase 1 3. Cost of construction is 11.5M 4. Scope of work details a. Convert existing space in to 6 new classroom space. These classrooms will be two PreK -3, two prek-4, and two Kindergarten classes. Also for phase 1,...
1150 5TH ST SE   
08/12/16 
DISTRICT OF COLUMBIA / JOHN HOMICK
E1609156 / SUPPLEMENTAL
   
08/12/16 
DISTRICT OF COLUMBIA / MATT LOSIGNOR
P1608656 / SUPPLEMENTAL
   
08/12/16 
DISTRICT OF COLUMBIA / ORLANDO M CATANA
E1609149 / SUPPLEMENTAL
1220 HALF ST SE   
08/05/16 
NA BUFFALO WILD WINGS / NA BUFFALO WILD WINGS; BELA X-PEDITERS PLUS, INC.
AH1600921 / CONSTRUCTION
Work after hours 7pm - 7am
82 I ST SE   
08/15/16 
GDCV EYE STREET LLC / GDCV EYE STREET LLC; KIM MITCHELL CDKM CONSULTING LLC
B1611941 / CONSTRUCTION
FIRST EXTENSION TO PERMIT B1507990 TO EXPIRE ON 3 / 17 / 17
   
08/15/16 
CSX TRANSPORTATION INC / BEDCO MOBILITY INC.
EN1602806 / SHOP DRAWING
Type of Elevator : One (1) vertical wheel-chair lift / steel / garage level 2 / handicap lift (13th floor)
150 I ST SE   
08/05/16 
MAXIM CRANE WORKS MAXIM CRANE WORKS
AH1600933 / CONSTRUCTION
after hours to place mobile crane to take down tower crane with mobile crane and stage trucks from 7am 8 / 8 / 2016 to 1159p-m 8 / 9 / 2016
125 L ST SE   
08/11/16 
CRANE SERVICE CO / CRANE SERVICE CO; CHRISTINE LONG
AH1600945 / CONSTRUCTION
An after hours permit is respectfully requested from 4AM Saturday thru 9PM Sunday
80 M ST SE 1   
08/10/16 
WELLS REIT II 80 M STREET LLC / THOMAS B. STEG
P1608566 / SUPPLEMENTAL
80 M ST SE 2   
08/10/16 
WELLS REIT II 80 M STREET LLC / THOMAS B. STEG
P1608568 / SUPPLEMENTAL
80 M ST SE 3   
08/10/16 
WELLS REIT II 80 M STREET LLC / THOMAS B. STEG
P1608569 / SUPPLEMENTAL
100 M ST SE 7   
08/04/16 
SQUARE 743 INC / ANTHONY G SAMBURG
E1608667 / SUPPLEMENTAL
100 M ST SE PT OF 4TH   
08/11/16 
QUARE 743 INC . / QUARE 743 INC .; JOHN GIUSEPPE-RAMCO
B1611810 / CONSTRUCTION
renovation to parts of an existing 4th floor office space, tech marine business as shown on the attached mech., plumb., elect., fire protection, demolition, and arch. dwgs. interior work only. no change in use. no struct. work. 800 sf.
300 M ST SE   
08/05/16 
FEDERAL CENTER LP / null
F1600517 / CONSTRUCTION
   
08/06/16 
FGSF TEST
PC92978992 / POST CARD
Installation of 1 temporary construction trailer on private property.
   
08/06/16 
SDS SDSDS / LAVANYA SIKHINAM; SDS SDSDS; ENRIQUE LYON
E90011839 / SUPPLEMENTAL
   
08/07/16 
XVB XVBX / FSGVSF SFGS; XVB XVBX; DAVID FARMER
E77515115 / SUPPLEMENTAL
909 NEW JERSEY AVE SE 1311   
08/11/16 
null / NA NA NA
EHOP1690902 / HOME OCCUPATION
861 NEW JERSEY AVE SE   
08/09/16 
NA CSX TRANSPORTATION, INC.
AH1600944 / CONSTRUCTION
Work in public ROW within the Virginia Avenue Tunnel Reconstruction Project LOD for utility, demolition, and concrete structure construction activities.
1000 NEW JERSEY AVE SE   
08/02/16 
null / ALLISON HINES
PC66310814 / POST CARD
Replacement of not more than 1 gas appliance, on a residential, commercial or industrial project.
1017 NEW JERSEY AVE SE   
08/04/16 
1021 NEW JERSEY AVE LLC / N/A 1021 NEW JERSEY AVE LLC POTOMAC DEVELOPMENT; ECC, INC.
SB1600326 / CONSTRUCTION
Due diligence investigation. Installation of one 3-inch diameter direct-push geoprobe soil borings to depths of approximately 30 feet below grade. Soil borings will be abandoned on the same day as drilling by tremi-grouting using a bentonite slurry composed of 2 pounds of bentonite powder to 1 gallon of water. IDW will be properly managed.
1029 NEW JERSEY AVE SE   
08/04/16 
MESERET DEGEFU / HAILU TEKLEBERHAN; ECC, INC.
SB1600327 / CONSTRUCTION
Due diligence investigation. Installation of two 3-inch diameter direct-push geoprobe soil borings to depths of approximately 30 feet below grade. Soil borings will be abandoned on the same day as drilling by tremi-grouting using a bentonite slurry composed of 2 pounds of bentonite powder to 1 gallon of water. IDW will be properly managed.
1111 NEW JERSEY AVE SE   
08/11/16 
null / THOMAS P MCGUIRE
E1609117 / SUPPLEMENTAL
125 O ST SE   
08/04/16 
JOHN LECKER, FOREST CITY WASHINGTON, INC / JOHN LECKER, FOREST CITY WASHINGTON, INC; RACHEL DOERY, PSI
SB1600337 / CONSTRUCTION
Site is located south of N Pl SE, 500ft east of intersect with First St, SE in Washington, DC. Drilling soil borings at site for future development of a 4-story concrete parking garage with 331 parking spaces at street level. A 2-story theater will be constructed above the parking garage totaling approximately 95,000 sf.
25 POTOMAC AVE SE   
08/03/16 
RIVERFRONT INVESTMENT PARTNERS / RIVERFRONT INVESTMENT PARTNERS; JASON BENTLEY
B1610683 / CONSTRUCTION
Revision to Issued Permit Number B1408697.
741 SICARD ST SE 20374   
07/29/16 
US NAVY NAVFAC WASHINGTON / US NAVY NAVFAC WASHINGTON; RPS INC
SB1600239 / CONSTRUCTION
ADVANCEMENT OF UP TO 22 SOIL BORINGS AND 4 MONITORING WELLS TO SUPPORT INVESTIGATION OF FORMER PETROLEUM UNDERGROUND STORAGE TANKS AT BUILDING 71 AND SITE 111 / 225 AT WASHINGTON NAVY YARD. SOIL BORINGS WILL BE ADVANCED TO A MAXIMUM OF 15 FT BELOW GROUND SURFACE. WELLS WILL BE INSTALLED TO A MAXIMUM DEPTH OF 13 FT BELOW GROUND SURFACE. SOIL BORINGS WILL BE BACKFILLED UPON COMPLETION. WORK PLAN HAS...
329 VIRGINIA AVE SE   
08/01/16 
CLAIRE C SCHAEFER / JOHN C. MYERS
P1608301 / SUPPLEMENTAL
385 WATER ST SE   
08/12/16 
FC 385 WATER LLC / STEPHEN J. EXELBERT
P1608654 / 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  
No commercial transaction records added or modified in the past two weeks.


Project Directory
Completed
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 Capitol ('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





                  © Copyright 2016 JD.