Since January, 2003
            
 (a random before-and-after moment)
March 22, 2007
August 20, 2016
1 1/2 at N, Looking Southwest (see more)

Another piece of the puzzle that has been Half Street directly north of Nats Park is falling into place, as JBG filed plans last week with the Zoning Commission for a 424ish-unit combination condo/rental project at Half and N Streets, SE, with more than 65,000 square feet of retail on two floors, in a design that most assuredly can't be described as a typical Washington, DC "box."
The Capitol Gateway Zoning Overlay requires buildings just north of the ballpark to "minimize unarticulated walls," and there is no doubt that this design, by ODA Architecture of New York, passes that test, with "extensive modulation" through the use of "balconies [and] extensive landscaping incorporated into the elevations." (This mondo-articulated approach to building design seems to be an ODA hallmark, as you can see from the company's portfolio.)
The condo portion, on the south side of the building at Half and N facing the ballpark, would have approximately 224 1- and 2-bedroom units, while the rental portion on the north end would have 200 units, mostly studio and 1-bedroom units but also with about 10 3-bedroom units. (And the units will have irrigation systems for the balconies, to keep that greenery nice and lush, though I'd still suggest branded watering cans placed strategically as well.)
The rendering above is the view at Half and N, like you were standing at the Nats Park ticket booths looking to the northwest, on the site currently home to the southern portion of the Fairgrounds. Here's a few more drawings, looking down Half Street toward the ballpark (maybe from just a little south of Buffalo Wild Wings) and looking down from On High.
The residential entrances would be on Van Street, facing JBG's just-underway residential building at 1244 South Capitol, which also has two stories of retail, as you can see in the rendering at below left, looking north on Van from N. In the below-right rendering, you can see at left the "Via," a wide pedestrians-only alley that will run along the north end of this project and the south end of Brandywine's planned 25 M Street office building.
For zoning geeks, this filing is actually a modification, revising the design that Akridge received approvals for back in 2009, which planned one office building and one residential building for this portion of the west side of Half Street. A graphic included in the new filing gives a handy siteplan comparison of the modifications, and made me laugh as I realized the line drawing of the new design looks like it could have been drawn on an Etch-a-Sketch. These massing drawings are also worth a look, to give an idea of exactly how the building undulates along Half, as well as how the condo (green) and rental (orange) units are situated.
The only thing that will probably dismay observers is that it's likely the project won't get underway until after the 2016 baseball season ends, making it likely that it won't be completed by the time the Major League Baseball All-Star Game arrives at Nats Park in July of 2018, though the exterior should at least be finished by then.
And because JBG gets a gold star for the thoroughness of its filing, I'll just toss in a few more of the renderings they included, showing the building's interior courtyard (open to Van Street and the west) and the anticipated view from inside the ballpark, with the view of this new building flanked by 1244 South Capitol and the Jair Lynch condo/rental/retail project coming to the Half Street Hole site.
I've added a few of these renderings to the project page, which of course also has a big pile of Before photos and some history of the lot--part of the corner of Half and N has a history that's a bit spicier than we normally discuss around here.
Next, we'll wait to see how the zoning commissioners feel about such an outside-the-box design.
Comments (11)
   
 
 More About Development News

JDLand.com Home

Comments

JD says: (12/14/15 10:45 AM)
PS: It's the first day of school for the masses at the new Post building. Hopefully this is the beginning of the end of the weeks and weeks of move-related angst and work.


JHUGrad says: (12/14/15 11:34 AM)
Wow... this project looks amazing. This will be the project that solidifies the fact that DC's investment in funding Nationals Park was well worth it!


FromTheTurret says: (12/14/15 2:24 PM)
JD, do you know where the entrance to the garage will be for these buildings? With Half street closed during Nats games, I would think it would be from Van Street...but I don't want to assume.


JD says: (12/14/15 2:25 PM)
Yes, Van. (I mentioned the residential entrances but didn't think to say "garage" as well.)


FromTheTurret says: (12/14/15 3:35 PM)
Reading hard. Thank you!


Mark says: (12/14/15 7:05 PM)
I'm disappointed they're not planning any three bedroom condos.


dude says: (12/14/15 8:44 PM)
Wow, that's pretty attractive in an ugly sort of way.


Blue says: (12/15/15 5:43 AM)
Makes me want to sell my place and move! I love it!


Jaybird says: (12/15/15 11:33 AM)
JD,

If I recall correctly, this block used to be called the "Ballpark District."

Is that still used?


JD says: (12/15/15 11:36 AM)
That was never really any sort of official name--the city tried to use that when starting to plan for the area right around the ballpark (not just this block in particular) but it never really stuck.


202_cyclist says: (12/15/15 1:53 PM)
The new buildings look great and they look like a vast improvement over the proposed Akridge buildings.

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 2018!
 Recent Posts
  

NavyYardRes on June Construction Update: This yellow brick has got to stop. They clearly bought together in bulk. Not a...
JD on June Construction Update: Thanks, fixed. (assuming you were talking about the Square 696 "rendering" link)
jdc on June Construction Update: JD - the link in the post says it points to a non-existent item.
conngs0 on June Construction Update: I guess there must be a very good price for that beige brick? Not a good look f...
JD on June Construction Update: It's on the same lot--it will "close the square" with the current building. Thei...
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  
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
400 B/O M ST SE   THEFT
Theft 2nd Degree (theft From Building)
 06/11/18
1100 B/O 8TH ST SE   MOTOR VEHICLE THEFT
Theft First Degree (Stolen Auto)
 06/10/18
UNIT B/O L ST SE   THEFT FROM AUTO
Theft (theft From Motor Vehicle)
 06/09/18
400 B/O M ST SE   THEFT
Theft 2nd Degree (all Other Larceny)
 06/06/18
400 B/O M ST SE   THEFT
Theft 2nd Degree (all Other Larceny)
 06/04/18
400 B/O M ST SE   THEFT
Theft 2nd Degree (all Other Larceny)
 06/04/18
700 B/O L ST SE   THEFT
Theft 2nd Degree (all Other Larceny)
 05/29/18
1000 B/O NEW JERSEY AVE SE   MOTOR VEHICLE THEFT
Theft First Degree (Stolen Auto)
 05/28/18
1100 B/O 10TH ST SE   THEFT FROM AUTO
Theft 2nd Degree (theft From Motor Vehicle)
 05/26/18
1100 B/O 9TH ST SE   THEFT FROM AUTO
Theft (theft From Motor Vehicle)
 05/25/18
UNIT B/O I ST SE   THEFT
Theft First Degree (all Other Larceny)
 05/25/18
400 B/O M ST SE   THEFT
Theft 2nd Degree (theft From Building)
 05/22/18

Recent Issued Building Permits Archive  
1100 2ND PL SE   
06/19/18 
CAPPER CARROLLSBURG VENTURE LLC / null
E1807795 / SUPPLEMENTAL
1018 3RD ST SE   
06/06/18 
DAVID A LEINER / SCOTT STERL
F1800474 / CONSTRUCTION
REPLACEMENT OF AN EXISTING CHAIN LINK FENCE TO A WOODEN FENCE 6FT. TALL.
1212 4TH ST SE   
06/06/18 
null / THAIS NA PEACHER
EHOP18924304 / HOME OCCUPATION
100 H ST SE   
06/19/18 
DISTRICT OF COLUMBIA / RUSSELL COX
FD1800083 / CONSTRUCTION
Construction of foundation only
101 H ST SE   
06/05/18 
SQUARE 737 LLC / JOHN SONNER 4438727277
E1807389 / SUPPLEMENTAL
   
06/06/18 
SQUARE 737 LLC / null
P1806501 / SUPPLEMENTAL
2 I ST SE   
05/31/18 
CRESCENT CAPITOL VIEW / null
E1807278 / SUPPLEMENTAL
4 I ST SE   
06/18/18 
CRESCENT COMMUNITIES / KIM MITCHELL
B1804349 / CONSTRUCTION
VELOCITY - 4 I ST SE- IS THE PHASE II OF A MIXED-USE RESIDENTIAL PROJECT LOCATED AT 2 I ST SE. IT SITS AT TE CORNER OF I ST & SOUTH CAPITOL ST SE. PHASE II CONSIST OF 184 RESIDENTIAL UNITS AND ROUGHLY 3,800 SF OF RETAIL ON 1ST FLOOR FACING I STREET. TWO LEVELS OF UNDERGROUND PARKING GARAGE SERVES BOTH PHASES OF THE PROJECT. BUILDING HEIGHT IS 130 FEET. INCLUDING 3 ELEVATORS.
202 M ST SE   
05/29/18 
null
E1807211 / SUPPLEMENTAL
   
05/29/18 
null
P1806323 / SUPPLEMENTAL
100 M ST SE   
06/05/18 
SQUARE 743 INC / ROBERT L HUNTER 703-404-0303
M1802631 / SUPPLEMENTAL
202 M ST SE   
05/31/18 
UNITED STATES OF AMERICA / null
P1806387 / SUPPLEMENTAL
300 M ST SE   
05/25/18 
FEDERAL CENTER LP / GARY BRENT; CARLOS DIAZ
SG1800308 / CONSTRUCTION
Install 2 illuminated wall signs and 1 temporary Banner - Sprint
   
06/01/18 
FEDERAL CENTER LP / SAM HOLLEN
B1809520 / CONSTRUCTION
INTERIOR RENOVATION TO 8TH FLOOR OFFICE SPACE. PARTITIONS, FURNITURE, MECHANICAL, ELECTRICAL AND LIFE SAFETY. NO PLUMBING OR STRUCTURAL. 860 SQUARE FEET. STRATEGIC INSIGHT
410 M ST SE   
05/30/18 
DISTRICT OF COLUMBIA HOUSING AUTHORITY / SCOTT NICHOLS
AN1800023 / CONSTRUCTION
AT&T proposes to add three new antennas to an existing rooftop telecommunications facility.
1115 NEW JERSEY AVE SE   
06/07/18 
DONOHOE REAS ESTATE SERVICES / null
E1807467 / SUPPLEMENTAL
1115 NEW JERSEY AVE SE 20003   
06/14/18 
GALLERY CAPITOL RIVERFRONT PROPERTY LLC / THOMAS P MCGUIRE 410-766-7463
E1807687 / SUPPLEMENTAL
   
06/14/18 
GALLERY CAPITOL RIVERFRONT PROPERTY LLC / THOMAS P MCGUIRE 410-766-7463
E1807698 / SUPPLEMENTAL
1115 NEW JERSEY AVE SE   
06/12/18 
GALLERY CAPITOL WATERFRONT PROPERTY LLC / null
P1806653 / SUPPLEMENTAL
1100 NEW JERSEY AVE SE   
06/12/18 
SQUARE 742 LLC / CLIFFORD DIXON
B1807730 / CONSTRUCTION
REVISION: REVISE B1804348 5TH FLOOR OFFICE SPACE TO EXTEND THE OFFICE INTO ADDITIONAL SPACE TO CREATE A LARGER OPEN OFFICE
1200 NEW JERSEY AVE SE 20590   
06/20/18 
JBG/FEDERAL CENTER LLC / ALFRED F JORDAN 202-437-5067
E1807865 / SUPPLEMENTAL
71 POTOMAC AVE SE   
05/30/18 
FORIDA ROCK PROPERTIES INC / ANKIT K SINGH
UT1800044 / CONSTRUCTION
Removal of an Underground storage Tank (UST) 7 feet in diameter and approximately 16 feet long (approximately 6,000 gallons). Suspected Fuel Tank. Tank is filled with water and soil. Tank will be cleaned, removed and disposed off as per the appropriate standards and requirements.
221 TINGEY ST SE   
06/05/18 
GONE YARD HOTEL OWNER LLC / MITCH PERMUY 7272100491
E1807017 / SUPPLEMENTAL
227 TINGEY ST SE   
05/25/18 
FOREST CITY WASHINGTON / MELISSA DIAZ
B1801871 / CONSTRUCTION
Yards Parcel L-2. New 11-story mixed use building with residential, retail on ground level, and underground parking garage. TPR
   
05/31/18 
FOREST CITY WASHINGTON / DANIEL P. THOMPSON
P1806388 / SUPPLEMENTAL
(2) Backwater valve
   
06/07/18 
UNITED STATES OF AMERICA / MICHAEL ERIC CAMPBELL 571-229-1360
M1802664 / SUPPLEMENTAL
Equipment Manufacturer Equipment Model AAON DOAS, RTU and AHU DAIKIN VRF and split systems DESERT AIRE LC06R7NFDDMLAERD
   
06/07/18 
FOREST CITY WASHINGTON / DANIEL P. THOMPSON
P1806553 / SUPPLEMENTAL
REVISION TO P1806388. IN LIEU OF 753 SINKS SHOULD READ 264 SINKS, 489 BASINS
   
06/18/18 
UNITED STATES OF AMERICA / MITCH PERMUY 7272100492
E1807256 / SUPPLEMENTAL
300 TINGEY ST SE   
06/04/18 
FC BOILERMAKER LLC / ALBERT E. WILLIAMS 443-532-0991
M1802615 / SUPPLEMENTAL
   
06/04/18 
FC BOILERMAKER LLC / null
P1806437 / SUPPLEMENTAL
   
06/05/18 
FC BOILERMAKER LLC / CARLOS E. MONTES
P1806464 / SUPPLEMENTAL
355 WATER ST SE   
06/14/18 
UNITED STATES OF AMERICA / EDUARDO LOPEZ 2023884000
E1807680 / SUPPLEMENTAL
355 WATER ST ST SE   
06/13/18 
UNITED STATES OF AMERICA / KIMBERLY SPEED
TN1800127 / CONSTRUCTION
The Great Lawn at Yards Park will be the site of the California State Society Annual Summer Picnic. The contract specifies the licensee to obtain permits for tents and generators on the lawn. The large tent is 100 x 40 - which I have the Certificate of Flame Resistance), as well as a generator. I have the generator specifications from the distributor.
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





                  © Copyright 2018 JD.