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25 M
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1333 M St.
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New Marine Barracks
Nat'l Community Church
Factory 202/Yards
SC1100
Completed
Thompson Hotel ('20)
West Half ('19)
Novel South Capitol ('19)
Yards/Guild Apts. ('19)
Capper/The Harlow ('19)
New DC Water HQ ('19)
Yards/Bower Condos ('19)
Virginia Ave. Tunnel ('19)
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)
 
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Capitol Riverfront BID Approved
The city council has approved today the creation of the Capitol Riverfront Business Improvement District, covering all of Near Southeast as well as much of Buzzards Point in SW. They enacted not only the permanent legislation but also an emergency bill allowing the BID to be created immediately, rather than waiting for the permanent legislation to wind its way through Congress. (Check out my previous BID entries for more background on what a BID is.) Welcome to the neighborhood, BIDders....

 

Douglass Bridge - Day 5
Removal of the steel girders along the old northern approach of the Douglass Bridge viaduct continues today, and that work has now come into view when looking at Camera #2 of the Nationals Stadium Construction Cam, starting with the 12:32 pm image. (And, for the fun of it, check out the 2:27 and 2:41 images for the Noah's Ark view of the site.) Dr. Gridlock's blog has another entry today about the traffic fallout from the bridge's closure. And of course my Douglass Bridge Extreme Makeover page has my photos of the site, with more to come tomorrow. UPDATE: Another Dr. Gridlock post discusses the now-overflowing state of the Anacostia Metro station parking lot.

 

Zoning Commission Meeting Wrapup
Once again venturing reluctantly into the world of live human beings, I went to last night's Zoning Commission meeting. Here's a wrapup:
* After waiting a month to get input from the Office of Planning, the ZC gave some guidance on Florida Rock's revised plans for its 5.8-acre site on the Anacostia. The phrase uttered most often was "on the right track" -- each commissioner mentioned something in the new designs that they weren't completely crazy about (the glass "campanile" viewing tower on the east building seemed not to have wowed them), but they were mainly complimentary, making clear that the new design was an improvement over the last go-round and is closer to what the ZC wants to see on the site. (Read my entry from February for more background on the ZC's objections to the last design.)
This was not any sort of decision-making stage--the Florida Rock developers were wanting to make sure that they didn't expend vast amounts of energy pursuing a design that would end up again being nixed by the commission, and now with the sense that their latest idea has the ZC's support, they can work on their designs in more detail and apply for a modification to their second-stage PUD, which would then have a public hearing. I don't have any idea at this point what the time frame on this would be.
* Camden Development's planned 276-unit residential building at 1325 South Capitol Street was looking for a vote to approve its PUD, after a hearing a few weeks ago when Commissioner Turnbull complained that the western side of the building (facing Southwest) wasn't designed well enough given how "on display" it will be, and Commissioner Hood wanted more information on how the affordable units would be allocated throughout the building. So tonight, after some revised submittals, it came before the commission for a vote to approve its design--and Commissioner Turnbull complained that the western side of the building wasn't designed well enough given how "on display" it will be, and Commissioner Hood wanted more information on how the affordable units would be allocated throughout the building. In other words, neither felt that their concerns from last time had been addressed, and so have requested further filings before a scheduled vote on July 30.
* In an easier item, the commission voted 5-0 to give final approval to the design of the planned office building at 250 M Street. But, as reported a few weeks ago, developer William C. Smith has indicated that they are waiting for the building to be about one-third leased before starting construction.
* Finally (yay), the commissioned approved for setdown (meaning there can be a hearing) on Forest City's request for various amendments to the Southeast Federal Center Overlay as part of their plans to develop The Yards. These requests address some pretty darn technical issues in the overlay and are pretty baffling, even for obsessives like me, so I will just point you to the Office of Planning report if you really want to know what's happening. Please note that this is not the case requesting surface parking lots at The Yards--it's having its hearing on July 26.
 

Canal Park Parking - NCPC Staff Recommendation
UPDATE: With a mere 14 minutes to spare, I've just now been informed that the 30-day comment period on the zoning text amendment ends today at 4:30, so if by chance you're reading this in the next few minutes, you can fax your comments and contact information to the DCOZ at (202) 727-6072 so that it can be considered when they take final action on July 30.
Maneuvering continues today on the No-Parking-on-Canal-Park front: there is word that the National Capital Planning Commission staff is recommending that the NCPC board should request at its Thursday meeting that the Canal Park site be excluded from the proposed zoning amendment that is allowing temporary surface parking on certain lots in Near Southeast. (The NCPC weighs in on all zoning changes that might "impact federal interests," and they are considering Canal Park an amenity for US Department of Transportation workers across the street, thereby making it of "federal interest." Heh.) It should be noted that the NCPC board does not have to go along with its staff's recommendations. In addition, the zoning commission does not have to incorporate the NCPC's comments when it takes its own final action on the parking lots, but I imagine the word will get to the zoning commission as loudly as it did to the NCPC about the strong desire to exclude the Canal Park blocks from the final parking amendment.
I'm waiting now for some clarification from the Office of Zoning of exactly what the future votes and procedures are on the parking amendment--it was adopted as an emergency measure in May, which I believe means that at some point the temporary amendment must be made permanent. That would appear to give time and wiggle room for additional changes to the amendment if desired by the ZC, but I'm checking to be sure.

More posts: Canal Park, zoning
 

Douglass Bridge - Day 4
Dr. Gridlock ventured into the first "real" morning commute since the closure of the Douglass Bridge, and gives his impressions on his Get There blog. As for the progress on the Extreme Makeover, Camera #2 of the Stadium Construction Cam shows that demolition of the road surface on the viaduct is just about finished, with only girders and their support columns still in place south of P Street. (Beware, the construction cam shot gets blinded out by the sun during late afternoon.) And if you're desperately refreshing my Makeover page hoping to see new photos, I don't anticipate posting a new batch until Wednesday afternoon.
 

Poplar Point/New Soccer Stadium Designs
While the standard disclaimer applies--"I don't cover Poplar Point, despite the public clamor to suck me into its vortex"--I know there's a lot of interest, so I will take a moment this morning to post this link to DC United's page with details and designs for their proposed new stadium (and attached hotel) right across the Anacostia River from Near Southeast. The soccer stadium would be on the eastern portion of Poplar Point, with its open north side facing the Navy Yard. If you click on the "View Photo Gallery" link and browse through the renderings, you'll see one that has a site map that gives a better feel for the proximity of the soccer site to the Nationals ballpark and other Near Southeast landmarks. There's also a copy of the presentation on their plans, which envision creating an entire neighborhood anchored by the stadium. They're looking to get Mayor Fenty to commit to getting this project underway so that the stadium could be ready for DC United's 2010 season. (hat tip to reader Brett for the link)
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Douglass Bridge Demolition Photos
There's already not much left of the Douglass Bridge from Potomac Avenue southward, a mere three days into the Extreme Makeover. So of course I've posted photos (scroll down a bit). I was there when the big shears toppled one of the last beams standing south of Potomac Avenue, which was quite a sight. North of the viaduct, the South Capitol street bed is pretty much completely dug up, and they're working their way onto the raised portion at O Street. (No time to lose!) It should all be coming into better view on the Stadium Construction Webcam's Camera #2 tomorrow.
UPDATED with the correct link to the demolition photos. YEESH!
 

Week O'Meetings
With the calendar inching toward DC's annual August shutdown, there's a boatload of meetings and hearings on the agenda this week as everyone tries to get their work done before heading for the beach. Here's a not-very-detailed rundown, so follow the links if you want more detailed information:
* Monday starts bright and early with the "public hearing and preliminary finding" by the office of the Deputy Mayor for Planning and Economic Development on the Capitol Riverfront Business Improvement District application, in Room 301 of the Wilson Building, 10 am.
* The Zoning Commission's monthly public meeting on Monday night includes a final vote on the plans for the 250 M Street office building and a first vote on the 1325 South Capitol Street residential project. In addition, there's a new case looking for various amendments to the Southeast Federal Center overlay; here's the Office of Planning report spelling them out. The commission is also scheduled to address Florida Rock's request for guidance on its revised design, which has the support of the Office of Planning. The meeting is at 6:30 pm at One Judiciary Square (Suite 220 South), but also can be watched via live webcast.
* At about the same time, ANC 6D is having its monthly meeting, and will be having a presentation and vote on Forest City's July 26 zoning hearing to allow temporary surface parking lots at The Yards. This meeting is at 7 pm at St. Augustine's Episcopal Church, 6th and M Streets, SW. (Having to make a choice, I'm opting for the zoning meeting, so it might take a little while before I find out what happened at the ANC.)
* Tuesday's city council meeting at 10 am will include a final vote on the bill to create the Capitol Riverfront Business Improvement District.
* On Tuesday night WMATA is having a public hearing on the proposed move of the Southeastern Bus Garage from its current location at Half and M to a new facility at DC Village in Southwest. (It's probably geared more toward residents near the new location.) There's an open house at 5:30 pm, and the hearing itself starts at 6:30, at 2700 Martin Luther King Dr. SE.
* The Nationals ballpark is having its "Topping Out" party on Wednesday at noon.
* WMATA's Planning, Development and Real Estate Committee is meeting in executive session on Thursday morning to address something having to do with the Southeastern Bus Garage, but they're not saying what.
* Thursday also sees the National Capital Planning Commission meeting that Canal Park fans mobilized for, with the NCPC's agenda including the zoning commission case approving temporary surface parking lots on various blocks in Near Southeast that include Canal Park in their boundaries. There's also a presentation on the the first phase of The Yards. The meeting is at 12:30 pm at 401 9th St., NW, Suite 500.
* Wrapping up the week (pant pant pant) is a city council Subcommittee on Economic Development hearing on the transition plans for folding in the Anacostia Waterfront Corporation and the National Capital Revitalization Corporation into the office of the Deputy Mayor for Economic Development; it's in the council chamber at the Wilson Building at 10 am, and may also be broadcast on DC cable channel 13 and via streaming video.
And then I will spend the weekend alseep.
 

Wells Springs Into Action for Canal Park
Another day of lightning-fast developments in Near Southeast, so apologies for the disjointedness.... A letter has been posted on Tommy Wells's blog, to the chairman of the National Capital Planning Commission, making it clear that council member Wells does not want to see any delay in the construction of Canal Park (see my earlier entry for background on all of this). The rest of the blog entry says that these concerns have been communicated to the Deputy Mayor for Planning and Economic Development Neil Albert as well (and Mr. Albert agreed). The letter specifically tells the NCPC: "The temporary parking zoning amendment must be modified to include clarifying language to protect the park site from any zoning changes, temporary or otherwise. Specifically, no temporary surface lots should be permitted on US Reservation 17, parcels B, C and D, which are the location of the proposed Washington Canal Park." Crisis averted? The NCPC meeting is July 12.
And, as a bonus, Wells's post says that Canal Park is scheduled to begin construction in August, the first start date I've heard. But until I see yellow school buses driving off into the sunset, I'll remain merely cautiously optimistic.
More posts: Canal Park, zoning
 

Today at the Douglass Bridge (Day 1) - Updated With News Links
Posts about the closing of the Douglass Bridge for its Extreme Makeover are SO five hours ago; now it's time to focus on what's actually happening down on South Capitol Street between N and Potomac Avenue. I ventured down to see what I could see, and have posted new photos of the scene today on my Douglass Bridge Extreme Makeover page. Alas, no impressive displays of demolition just yet; work has started on breaking up the asphalt on the southbound side of South Capitol just north of O Street; as of a few hours ago, the surface of the viaduct had so many holes drilled in it that it looked like a fairway at Hains Point. The lightpoles are also now all gone from the bridge. Other than that, and the arrival of a whole lot of fences to surround the bridge worksite, it's not looking drastically different in the first 18 hours. (Faster! Faster! Demolish! Demolish!) But with work on two shifts covering 20 hours each day (according to news reports), changes should start to be apparent pretty soon.
One additional impact that stadium lookeeloos especially should be aware of--with 1st Street and Potomac Avenue now essentially being one long dead-end cul-de-sac south of N Street, it hasn't taken long for the heavy construction vehicles to just completely take over the street. So in addition to the stadium "circuit" being shut down now that you can't turn from Potomac north onto South Capitol, even trying to just follow 1st to Potomac with the intention of making a u-turn is life-threatening thanks to all of the huge trucks going in and out of there with now only one exit for their use . I fear that my photo sojourns on the south side of the stadium might be curtailed a bit until the bridge work is done. So, to make up for it, here's a fun new before-and-during of the stadium that I came up with today, on South Capitol south of N, showing the sharp stadium facade along South Capitol. Trust me, it's really the same location in both shots.
Don't expect new bridge demolition photos on a daily basis--I'll definitely make visits frequently, but I don't like construction that much.
As for how the commute went on the first morning of the shutdown, Dr. Gridlock has some initial impressions on his Get There blog.
UPDATE: Here's the roundup of "Bridge Closes, Commuters Angry" pieces: WJLA, NBC4, and WUSA; the Post, however, opts for "Closing's 1st Day Made Easier By Light Traffic" (but with a subhed of "Officials Warn of Worse Next Week").
 

Concerns About Canal Park and Parking - Update
While I've been following for weeks the zoning procedures around the plans for temporary surface parking lots in the blocks north of M Street, I'm hearing today for the first time that there may be some pressure behind the scenes to delay construction of Canal Park, so that its three blocks of space could be used for temporary surface parking to help fulfill the necessary spaces for Nationals ballgames.
It is indeed true that those three blocks are covered under Zoning Case 07-08, which was approved back in May, but because of some odd tax parcel configurations (where the parcels 767, 768, and 769 actually stretch across the eastern half of 2nd Street over to 3rd and so also include the three blocks where Capper buildings were demolished earlier this year), I always just assumed that those references in the zoning requests were merely for the Capper portions of the parcels and not the Canal Park portions. Plus, plans seemed to be moving forward for Canal Park to begin construction in time for a Spring 2008 opening, so it didn't appear to be an issue (much the way that Case 07-08 asked for the ability to build temporary lots on the Pepco site in Buzzards Point even though Pepco says they wouldn't be vacating those blocks anytime soon).
However, with apparently some salivating going on in some quarters over those additional lots (where school buses currently reside), some people fear that the near-term building of Canal Park could be in jeopardy. There is a meeting on July 12 of the National Capital Planning Commission, where approval of Case 07-08 is on the agenda; if this issue of parking lots/no parking lots on the Canal Park site is something that concerns you one way or the other, you may wish follow the NCPC guidelines for participation in the meeting. And getting in touch with the Anacostia Waterfront Corporation (which is in charge of the park's development) and/or Tommy Wells's office may also be an approach you want to take.
UPDATE, 7/6: I'm now hearing whispers that the salivating over Canal Park might not actually be completely stadium-related, but also a part of the continuing need for the Metropolitan Police Department to find about 150 extra spaces to have enough parking for their proposed move into 225 Virginia Avenue....

 

Douglass Bridge Closure Day Arrives
Let's get this party started: a few hours ago the Douglass Bridge closed for its extreme makeover, so the media stories will transition from yesterday's "it's closing" pieces to today's "it's closed" pieces, to be followed no doubt by the "how it went" stories later today and tomorrow. First out of the blocks is the Post's "Dead End at the Anacostia", which gives the basics of the project, details the various alternate routes, and has a graphic of the detours. WTOP has a piece as well, as do the Examiner and the Washington Times. And no doubt the local television news networks will have lots of updates from the bridge site throughout their morning and afternoon broadcasts (I'll wait to link to them until later today).
You might want to keep an eye on today's traffic reports, which here at the crack of dawn are already indicating a fun morning on the 11th Street Bridges thanks an accident that has two of the northbound lanes closed. (Alas, there are no traffic cameras showing the 11th Street area.)
If you want to try to get a glimpse of the demolition without venturing down to the site, you can look at this South Capitol-at-M traffic camera, which this morning is pointed southward and has a grainy view of the viaduct with what appears to be some construction action underway on the southbound side of the street (UPDATE: It's now pointing to the east; perhaps it'll just keep switching throughout the day). There's also the far right side of the Stadium Construction Webcam Camera #2 for the portion of the viaduct around P Street.
I'll no doubt be updating throughout the day (probably with pictures at some point as well), so keep checking back.

 

Blue Castle Back Up for Sale
From today's Washington Business Journal (subscribers only), word that the Blue Castle at 770 M Street is up for sale, after having been purchased in 2005 for $20.2 million by Preferred Real Estate Investments (who might be needing the money to pay for their way-too-overly-Flash'ed redesigned web site). It's nearly 100,000 square feet on a 1.6-acre site, and is zoned for development of up to 200,000 sq ft. The WBJ blurb quotes Bill Collins of Cassidy & Pinkard Colliers as saying there's much interest in the building and proposals are already being received. But it's noted that the two charter schools currently in the building have leases through 2012.
More posts: Blue Castle, 8th Street
 

WMATA Expecting at Least $2.3 Million for Navy Yard East Entrance
(I found out the hard way that my subscription to Metro's press releases doesn't seem to be working these days, so this item is about a week late.) In WMATA's press release announcing their choice of NJA Associates (aka Donohoe) to develop the east entrance of the Navy Yard Metro station, it's mentioned that Metro will receive at least $2.3 million from the sale of the 5,612-sq-ft property, but that that could grow to $3.4 million if Donohoe can get zoning waivers to expand their planned 1111 New Jersey office building up to 220,000 sq ft. (Its original design came in at 146,000 sq ft, and with the new land but no zoning waivers they could go to 206,000 sq ft.) (UPDATED because of switched numbers in the original headline.)

 

Rowing on the Anacostia
Friday's Weekend section of the Post has a nice feature about rowing on the Anacostia River. It mentions of the Capitol Rowing Club and the Anacostia Community Boathouse Association, which are located between the two spans of the 11th Street Bridge. You can see a few photos of the boathouses and what the river looks like in that spot on my East M Street/Anacostia Rowing Center page.
More posts: Boathouse Row
 

Douglass Bridge Closure Mere Hours Away - Updated With More Story Links
Enjoy your access to the South Capitol Street/Douglass Bridge today, because that's it until August. As I've mentioned ad infinitum here, it's closing tonight (12:01 am Friday July 6) so that the portion of the viaduct north of Potomac Avenue can be demolished and the rest of the northern approach lowered so that the bridge comes to ground level at Potomac Avenue. Here's my page with the graphics, links and photos explaining it all. Dr. Gridlock addresses it today in his Get There blog, and there are short blurbs out today by WJLA and Fox 5. While the plans are for the bridge to be closed through the end of August, the contractor can receive up to $1 million in incentives by finishing sooner.
And we'll see what happens with tomorrow's rush hour; officials are warning commuters to add 30 minutes to their normal expected commute time while the bridge is closed. Feel free to send me your Day 1 traffic experience.
UPDATE: More stories in advance of the closure, from WTOP (which says that the contractors will be working 20-hour days), NBC 4, WUSA, and another reminder from DDOT.
 

Links for Today's Ballpark and Beyond Column
If you wandered over here from today's Ballpark and Beyond column in the Post's District Extra, here are a few links you might want to follow for additional background: Capitol Hill Tower is the home of the dry cleaners that had the bad first day of business; my Capitol Quarter page has lots of photos and details on the mixed-income townhouse development replacing Capper/Carrollsburg that has generated so much camping activity; I've got plenty of recent exterior and interior photos of the Nationals ballpark and renderings of what it's supposed to look like when it finishes next spring; my 1111 New Jersey Ave. page has details on the Donohoe office building project that will now be expanded after their purchase of the Navy Yard Metro station east entrance; and my Upcoming Events Calendar has links for the pile of meetings and hearings scheduled for next week.

 

Stadium Topping Out Stories
I've already written almost exactly the same story, but for people who can't bear to miss anything, there's a brief Associated Press piece out this morning mentioning that the ballpark's structural steel and concrete work is almost complete, and that the "Topping Out" party has been scheduled for July 11. (This WTOP rewrite of the piece jumps the gun a little--the work isn't done just yet; but there is a fun picture of a worker installing the seats in the right field upper deck.) And, as mentioned before, they need to get the construction equipment out of the infield so that digging for the drainage system can begin; the turf will be put down in October. (UPDATE: In fact, the AP piece sounds a lot like my DC Extra blurb today on the topping out.) And just to clarify, the steel and concrete work probably won't be 100% finished on the day of the party, but will likely be finished by the end of July.

More posts: Nationals Park
 

South Cap and L SW Parcel Sells for $5.5 Million
We know that I only grudgingly look at what's happening on the west side of South Capitol Street given how full my hands are with all points eastward, but I did manage to notice within the past few weeks that the KFC/Taco Bell on the southwest corner of South Capitol and L (barely visible here and from M Street) has been boarded up. And I now see in the DC property sales database that on June 1 the property was purchased for $5.5 million by "URA Venture LLC." Quick searches don't yield me anything concrete on this company name, so I guess we'll have to wait and see who it is and what they're up to. If you know, feel free to share.
UPDATE, 5 minutes later: The contact address for URA in the sales database appears to match with this entry in the city's LSDBE database for Urban Realty Advisors LLC, which has now led me to their web site. (And I was unaware that Cary Grant and Humphrey Bogart had entered the DC real estate market!) Still no words on the plans for the KFC site, though. And e-mails to their contact address bounce.
More posts: South Capitol St.
 

All-Star Hood?
From today's Washington Times: "The Washington Nationals have contacted commissioner Bud Selig to make their pitch to play host to an All-Star Game in their Anacostia Waterfront ballpark, which is scheduled to open in 2008. [...] 'My guess is it would be sometime between 2010 and 2013, whenever they decide to give us one and based on other requests from other teams,' [Nationals owner Mark] Lerner said."
More posts: Nationals Park
 
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