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909 New Jersey Ave. ('09)
55 M ('09)
100 M ('08)
Onyx ('08)
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400 M ('07)
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20 M ('07)
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On my way back from the ANC 6D meeting, I noticed a couple items worth mentioning:
* The glass has now been completely installed around the Half and M entrance to the Navy Yard Metro station, at 55 M Street. I know everyone just *loved* the cyclone fences that had been there, but time marches on. The plans approved by the Zoning Commission called for a special backlit treatment ("frit") of the glass--we'll see if that's still part of the design.
* There's a long row of construction barrels in the middle of M between Cushing and First. Perhaps someone who's seen the work can comment, but my uneducated guess is that they are preparing to rebuild the median there. The developers of 100 M were given permission to remove the existing median there and between First and New Jersey so that they could occupy the curb lane, as long as they agreed to reinstall the medians afterward. Given how close 100 M is to opening, and with the sidewalk now open, I imagine this is probably what's going on. And not a moment too soon--I need back my places to stand for middle-of-the-street photos!
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More posts: 55 M St., Metro/WMATA, Monument Valley/Half St., M Street
 

The front page of Tuesday's Post has "Building Slowdown Turns Grand Visions into Vapor," a look at projects in the DC area that are on hold because of the slumping economy: "The economic boom of recent years promised to deliver gleaming homes and high-end retail to struggling and newly forming neighborhoods across the Washington region. But that quest is running headlong into a withering economic slowdown and paralyzed credit markets, bringing new construction to a virtual stop and fueling anxiety among those who dreamed that their neighborhoods were the next frontiers."
Among the examples in the article are three delayed projects near the ballpark--WC Smith's 250 M Street office building, the residential and hotel portion of Monument's Half Street project, and also the Corcoran's Randall School development at Half and I, SW (which Monument pulled out of recently): "Perhaps no area is more central to the District's long-term ambitions than the streets around Nationals Park. At every opportunity, Fenty talks of a cosmopolitan destination featuring new parks, offices, stylish apartments and restaurants, all of it along the Anacostia River. Yet, how soon that vision materializes is fraught with uncertainty."
(Full disclosure: I provided a bit of basic status on ballpark-area projects for the piece, hence the "contributed" line.)
Some additional perspective: Certainly there's a slowdown afoot. (It's almost like there's some sort of cycle of boom and bust in commercial real estate!) I've been joking that I should just put a "Gone Fishin'" sign up here at JDLand during 2009, and come back in 2010 to see what's cooking, because other than the first offerings at the Yards and perhaps Canal Park {cough}, I'm not expecting much to get underway in the next little while. On the other hand, Capitol Quarter is moving forward, 1015 Half Street is now out of the ground, Diamond Teague Park is expected to open in the spring, and 100 M and 55 M and 909 New Jersey and Velocity will all be opening their doors before long, and perhaps the lure of another season of baseball will get some retail into the empty ground-floor spaces of those buildings and 20 M.
So, it's not like tumbleweeds are blowing down M Street or vines are growing on buildings a la Logan's Run--and it would be hard to make the case that it's the neighborhood's fault or the stadium's fault when the entire region is feeling the pain. The expectation would be that when the market improves, development in Near Southeast should pick up again. But we'll all just have to wait and see, won't we?
 

Reader M., who keeps a better eye on the Monument Half Street web cam than I do, has passed along the word that, within the past week, the Half Street Hole (just north of Nationals Park) has started being re-filled with dirt, except for the far northern portion where additional underground garage space next to the 55 M Street office building is being completed. The small piece of garage construction is where a new street dubbed "Monument Street" has been planned, to connect Half to Cushing Street to the east; doing this work also will now give southern walls to the 55 M garage. The rest of the block is where Monument had plans for a 200-room hotel and 340 residential units, along with lots of ground-floor retail. I don't know anything beyond what I'm seeing on the webcam, so we'll have to wait to find out What This Means (though certainly filling back in a three-story hole isn't particularly likely to indicate a project moving forward).
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More posts: Monument Valley/Half St.
 

A bunch of items to start the week with:
* Remember that the west entrance to the Navy Yard Metro station at Half and M is closed every evening this week from 8 pm until closing, thanks to work on 55 M Street.
* On Monday (Nov. 13), the Zoning Commission gave final approval to moving 225 Virginia Avenue into the Capitol South Receiving Zone, which will allow any construction on the block to have greater height and density than the 6.5 FAR/90-ft-height currently allowed. This was approved with two caveats: that there is Zoning Commission review of the design of the portions of a building proposed to rise higher than 90 feet to confirm that the building will be sufficiently setback from the eastern building face, and that any structure will provide a suitable northern focal point for the Canal Blocks Park. Read my entry from the hearing a few weeks ago for more information.
* On Nov. 24 at 2 pm, the city council will be having a hearing about B17-0909, the "Taxation Without Representation Street Renaming Act of 2008," which would "designate the portion of South Capitol Street, SE that intersects with N Street SE and Potomac Avenue SE as 'Taxation Without Representation Street, SE." It just so happens that this is the portion of South Capitol Street that runs alongside Nationals Park, where the council was thwarted in earlier attempts to install an electronic tote board showing the federal taxes that DC residents pay while still having no voting representation in the US Congress.
* Tommy Wells is taking nominations for the Second Annual Livable, Walkable Awards.
* For weeks I've been meaning to post that Nationals Park made the list of Travel and Leisure Magazine's "Must-See Green American Landmarks," thanks to being the first LEED-certified professional sports facility.
 

Folks watching the Half Street Hole just south of 55 M Street have noted the arrival of a crane in the past few days. I've contacted Monument Realty, and they've confirmed that some construction is getting underway--but it's just to complete the three-level underground garage on the southern portion of the street, not to begin the hotel and residential projects. Perhaps all that parking directly north of the ballpark is seen as some worthwhile income while waiting for the residential market to improve....
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More posts: Monument Valley/Half St.
 

One of the many folks on the ground keeping an eye on the neighborhood while I slack off these days has reported that concrete is being poured in the bottom of the hole on the south end of Monument's Half Street project. You can see it on the 55 M web cam if you zoom in; judging from the web cam archive, it looks like the first bits of action began in September, with real work getting underway a week ago. This south end of the block is where Monument has been planning a hotel and 340 residential units, which were originally slated to be finished by the end of 2009 or early 2010.
In mid-September, when a construction trailer was delivered to the south end of the site and a "Bovis" sign went up, I contacted Monument to ask if this meant that work was getting underway; I was told the while they are "hoping" to begin the hotel/residential project by the end of the year, the movement seen at Half and N was for work related to the office building and other improvements (not defined) on Half Street. We'll see if there's some sort of announcement or communique as to what's happening.
In other Monument Half Street news, their public space permit request for various fixtures (" 23-benches, 9 trash containers, 32 lights, 146 fountains, 8 bollards, 18 bike racks") at 1200 Half is now going to be heard at the Oct. 23 Public Space Committee meeting, after having been postponed from September. I can't wait to find out what the heck this "146 fountains" part of the agenda item actually means!
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More posts: 55 M St., Monument Valley/Half St.
 

Today's Post has a piece that gives more details on how Monument Realty has been tied to Lehman Brothers over the years, and how that might impact Monument's Half Street project: "In addition to an equity stake in Monument's Half Street project with San Francisco-based MacFarlane Partners, Lehman holds a $12 million secondary loan and Chicago-based Corus Bank holds the $72 million construction loan on the first phase of that development, a nine-story office building rising above the Navy Yard Metro stop. The rest of the project has not secured outside financing. [...] Monument began searching for another investor to buy out Lehman's positions soon after the credit markets began to tighten. Some bids were presented earlier this year, two sources familiar with the negotiations said, but Lehman rejected them as too low."
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More posts: Monument Valley/Half St.
 

I think I Twittered a few days back about a couple of Monument Realty-requested building permits recently approved by the city for construction of a three-story underground garage in the 1200 block of Half Street. I wasn't sure whether this was just Monument getting its bureaucratic ducks in a row, or if it's an indication of movement on the south end of Monument's Half Street project, where a hotel and 340 units of residential are slated to be built just past the getting-close-to-completed 55 M office building.
Then, a few correspondents wrote in today to mention seeing the delivery of a construction trailer nearby to the site, along with a new "Bovis Lend Lease" sign hung on the fence at Half and N. Does this mean construction is about to commence? I've sent a message to Monument, but haven't heard back yet. In the meantime, there's always the Half Street Cam to keep an eye on possible action in that big hole in the ground.
A few folks have also written in about today's WBJ piece on the impact of Lehman Brothers's demise on various projects in the DC area, which mentions that Lehman holds an interest in Monument's Half Street project. This starts to get way above my pay grade, but there are some "Certificate of Satisfaction" land records from the mid-August where Monument appears to have paid off two "purchase money deed of trusts" held by Lehman totaling a little more than $23 million for lots on the east side of Half Street between M and N. (It then did the same a few weeks later for its property on the northwest corner of Half and N, which it then sold to Akridge.) So, perhaps Monument has disentangled itself from Lehman on these properties? (Like I said, this is totally out of my comfort zone, so if anyone wants to explain further or correct me, please drop me a line.)
As always, we shall see....
UPDATED, 9/17: Sometimes, the tea leaves aren't quite saying what they seem to be. Monument tells me that while they are "hoping" to begin the hotel/residential project by the end of the year, the movement seen at Half and N over the past few days is for work related to the office building and other improvements (not defined) on Half Street (perhaps the public space stuff I've been writing about).
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More posts: West Half St., Development News, Monument Valley/Half St.
 

* Tonight is ANC 6D's monthly meeting. Alas, no agenda has been released yet, so I can't tell you what might be happening. (And I can't go, so I won't be able to tell you what happened.)
* We'll have to wait a little longer to find out what exactly was meant by that "146 fountains" part of the public space improvement application by Monument for 1200 Half Street (aka 55 M) that I posted a few weeks back--they've asked for a postponement and are no longer on the Sept. 25 Public Space Committee agenda. The draft agenda had said: "Application by M.R./BR Residential #1A, LLC for installing various fixtures in public space ( 23-benches, 9 trash containers, 32 lights, 146 fountains, 8 bollards, 18 bike rack all located around Half Street in public space."
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More posts: 55 M St., ANC News, Monument Valley/Half St.
 

On the agenda for the Sept. 25 meeting of the city's Public Space Committee: an application by Monument Realty for 1200 Half Street (better known here as 55 M) to install various fixtures in public space around Half Street, described as 23 benches, 9 trash containers, 32 lights, 146 fountains, 8 bollards, and 18 bike racks. (UPDATE: I don't know what the deal is with "146 fountains"--that's what was in the meeting agenda.)
And, on the other side of Half Street, Akridge celebrates its closing on the Southeastern Bus Garage site (mentioned last week) with a press release. According to the Washington Business Journal, construction could begin on the planned 700,000-square-foot mixed-use project in 2010.
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More posts: 55 M St., West Half St., Development News, Monument Valley/Half St., staddis
 
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