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Near Southeast DC Past News Items: M Street
See JDLand's M Street Project Page
for Photos, History, and Details
In the Pipeline
25 M
Yards/Parcel I
Chiller Site Condos
Yards/Parcel A
1333 M St.
More Capper Apts.
Yards/DC Water site
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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71 Blog Posts Since 2003
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Monday ANC Meeting Agenda Items
The agenda for Monday's ANC 6D meeting has been sent around (although not posted on their web site, sigh), and it has a couple of Near Southeast items. There will be a presentation on the plans for the Waterfront Park at The Yards, in advance of a May 29 Southeast Federal Center Overlay District Review covering new structures that will be built to house retail pavilions at the park. There's also apparently a public space permit application from the Onyx folks at 1100 First Street for a fence along L Street, plus garden masonry piers and light fixtures. And the developers of the 250 M Street office building are back again, after having not gotten very far at last month's meeting with their request for support for a second-stage PUD modification at a May 28 zoning hearing to increase the building's height (but not its square footage) from what was originally approved, since the commissioners wanted a new round of community benefits in return for their support, which W.C. Smith balked at given that the project isn't requesting to take any new amount of public space. We'll see if there were any negotiations since then. The meeting will be at 7 pm at St. Augustine's church at 6th and M streets, SW.
 

Monument Realty's Plans for 50 M Street
The northeast corner of Half and M is home to Nats Lot J these days, with the Sunoco station that used to be there having closed in 2006 (taking with it my first Gas Prices in the Hood location). The land was purchased in 2007 by Monument Realty for $14.3 million, and they're currently marketing the site as 50 M Street, a 135,000-square-foot build-to-suit office building, targeting associations in the area as possible tenants. Monument was nice enough to pass along this early conceptual rendering of the building (bigger version here). Waiting for a tenant means that this building probably won't get started anytime soon.
The project's M Street location means it will have to go through a Capitol Gateway Overlay Zoning Review, which includes the requirement that all the building's non-entrance frontage along M Street be devoted to retail space, and that no less than 35 percent of the entire first floor be retail. (See page 15 for more of the overlay's M Street requirements.)
As for the one-story red brick building behind the 50 M lot, that's a warehouse owned by the Feds, which as of now doesn't seem to be going anywhere. But that little spot is getting kind of valuable, isn't it?
And, since I don't have much else to show you these days, take a few minutes to "drive" M Street, first heading east then back west, to see the changes since 2003. Remember to click on the Click to see all available photos of this location. icon for any location where you'd like to see the photos between the before and the after....
 

Photos: The New First Street, Views of I (Finally), and (Too) Much More
When setting out to photograph a changing neighborhood, it might initially seem like a good idea to create a scheme where you take photos of 16 different views at each intersection (from up to four different angles) so that you don't miss anything and so that you can easily match photos as time goes on--until you arrive at a time when there are more than 30 intersections where visible change is happening on a day-to-day basis. Then you end up taking nearly 500 photos in one 90-minute walkabout on a sunny Saturday afternoon (without even venturing near the shiny new ballpark that's only two weeks away from opening), making you almost embarrassed when it's time to post a selection of them on your obsessive-compulsive web site.
This is all just hypothetical, of course.
Yesterday was the first time I saw the striped and open-to-traffic First Street north of M, now widened to four lanes with a bike path, and it's kinda different from the First Street I've spent so much time on these past few years. (The four new buildings with one more about to pop up might be part of the feeling, too.) Here's a gallery of before-and-afters for First Street at I, K, L, and M so you can see the changes. This was the first time I've been able to take a complete set of pictures at First and I in nearly a year, so it was especially nice to get those updated.
I also took new photos along Half Street between I and M, Cushing at L and M, and a smattering along M at South Capitol, Van, and New Jersey. And the wide views from the freeway at South Capitol Street. (My previous entry has the links to the photos I took of the various parking lots under construction.) For all of these, don't forget that clicking on the icon will show you all photos in the archive of that location if you want to see the progression of the changes.
Of course, many of these new photos are also now on the project pages for the under-construction buildings: see 70/100 I, 909 New Jersey, Velocity, Onyx, 100 M, and 55 M for details.
(There sure were a lot of folks taking either a drive or a walk through the area yesterday--let the onslaught begin! And thanks to those who said hi while I was out and about ["Are you the one who does that web site?"]. As always I appreciate everyone who made the effort to not run me over when I was standing in the middle of the street taking pictures. My days of being able to do that may be at an end, though.)
 

Whole Lotta Photos From First and Half Streets
While hopefully you've already wandered through the pile of new stadium exterior photos I posted over the weekend, those aren't the only new pictures I grabbed during my camera time on Saturday and Sunday. Get your clicking finger going:
* The Velocity condo phase 1 building on L Street west of First is now one floor out of the ground, so that will now be added to my regular rotation of photo updates. For those who haven't been following along, this is a 200-unit condo building that will eventually be joined by a twin on the north side of the block (running along K Street). However, they decided to dig the entire parking garage and below-ground structures for both buildings at once, which is why only half the block is now rising above ground level. The other portion will be landscaped over until Phase 2 begins. (Phase 3, which will run along Half Street where the sales center is now located, could be either an office building or a hotel--I haven't heard of any decision being announced.)
* The Normandie-less corner at First and M has now been immortalized in digital imagery, and goodness gracious, has that spot changed. (Ditto for the other end of the block, at First and N.) This stretch is on its way to becoming temporary surface parking until Willco Construction moves forward with its reported office/residential/retail project on that site (no timeline).
* The road work on First Street continues, and on Saturday they put down the first asphalt between L and M (in front of Onyx and 100 M). Looking south and north you can see how much wider the street has now become. You can also see the windows starting to be hung at Onyx and at 100 M. Meanwhile, First north of L continues to be a war zone. They *say* it'll all be done (I Street, too) by Opening Day. First Street and Potomac Avenue appear to be pretty much done except for the striping.
* 55 M is almost topped out. As we heard a few days ago, they say the Metro entrance in 55 M's ground floor will be ready by Opening Day, too.
* How much has M Street changed in five years? Take a look. (This should be one of those list-the-differences-in-the-pictures contests.)
* Or you can just look at all the photos from Saturday and Sunday on one page (including the ballpark shots), though I cannot be held responsible for any sensory overload you may experience. Imagine how I feel, especially considering that what I've posted is probably only about a third of the photos I actually took....
 

Waterfront Fair Tidbits (250 M, Bridges, More)
This afternoon's Anacostia Waterfront Community Fair appeared to be very well attended, at least during the 90 minutes or so I was there. (Even Marion Barry showed up.) There were three long tables of displays and information from city agencies, commercial developers, and non-profit organizations, and Near Southeast was well-represented--JPI, Velocity, Monument Half Street, Williams C. Smith (250 M Street), Forest City (Capper/Carrollsburg, The Yards), the Anacostia Community Boathouse Association, and the ballpark all had people on hand. (There was also plenty of swag--hope you didn't miss out on your DC WASA lanyard!)
Two news items I came across:
* First, confirmation that 250 M Street will start construction in either late spring or early summer, although they don't yet have any office or retail tenants to announce.
* Second, the Draft Environmental Impact Statement for South Capitol Street (including a new Frederick Douglass Bridge) is going to be released on February 8, with a public comment period to follow. There are two build alternatives that would reconstruct South Capitol Street and the Suitland Parkway (and its interchange with I-295), but neither has been identified yet as a "preferred" alternative. (No design from the four options for a new Douglass Bridge has been chosen yet, either.) There will be public meetings in late February about the Draft EIS, and the web site will be updated soon with information on the draft. I'll write more about this when the Draft EIS is officially released, but it's this study that will decide whether a big traffic oval is built at South Capitol and Potomac, and whether the South Capitol/M interchange could be reconfigured into an "at-grade" intersection (i.e., no more tunnel).
I should have asked about the status of the reconfiguration of the 11th Street Bridges now that that EIS is complete, but I could never get close enough to the table to talk to anyone. (See update below.)
Other developments such as the Southwest Waterfront and Hill East had displays as well, but since my brain can't process anything outside of my borders, you'll have to hunt down information on those projects elsewhere.
UPDATE: I'm finally looking through the pile of flyers I picked up, and here's a few timelines in the official brochure for the event (they're called "targeted schedules", so best not to pen them in just yet):
* Douglass Bridge Replacement: Begin construction Spring 2010, complete in Winter 2015.
* 11th Street Bridges Replacement: Begin construction Spring 2009, no completion date listed.
Also, the 500,000-sq-ft office building by Forest City at the site of the old Capper Seniors building at 600 M has a Spring 2009 start date in one of Forest City's flyers. The other Yards start/completion dates in the brochures are on target with what I've written about previously (see my Yards Phase I page for details).
 

Blue Castle Sells -- Again
Today's print edition of the Washington Business Journal reports that the Blue Castle at 770 M Street has sold again, this time for $25 million to Madison Marquette. The company's managing director of investment told WBJ that the building could be refurbished as a mixed-use development that would serve as an anchor to Barracks Row, and that "the space probably will have one or more major retailers as well as restaurants, an office or residential component and possibly a grocery store." The groups currently in the building have leases that expire in 2012. Preferred Real Estate Investments bought the building in December 2005 for $20.2 million, saying at the time that the building was ideal for retail stores such as a Barnes & Noble bookstore and a Whole Foods grocery, and that they hoped to start construction in 2007.
UPDATE: I guess I should have mentioned that the Blue Castle used to be a trolley barn.
 

Reading the Tea Leaves on Upcoming Projects - Updated with More 1111 New Jersey News
Because I'm not always so successful in getting people to tell me the current status of various projects, I spend a lot of time pouring through documents hoping to get hints here or there, and within the past few days I've uncovered a few new ones. I sent out some e-mails asking for additional information, but those have gone unanswered (waaaaah!), so I'll just post what I've seen, and wait for the various bureaucratic processes to move along to get more information.
The developers of the planned office building at 1111 New Jersey Avenue are having a Capitol Gateway Overlay Review in front of the Zoning Commission on Jan. 31. This review is now required because Donohoe is buying the land on top of the Navy Yard Metro station east entrance, which means that the project's property now "fronts" M Street and must get a review by the Zoning Commission to make sure it follows the design and usage requirements laid out by the CG Overlay. I haven't seen any new renderings yet to know whether the building has grown from its original 146,000-sq-ft design (note: see UPDATE below). No mentions yet of when construction might start. Presumably this design will be presented to ANC 6D, at perhaps its January meeting.
And, in the Questions and Responses posted along with the Capper PILOT underwriters RFP, there's the following statements:
* 250 M Street, the 200,000-sq-ft office building by William C. Smith, "will commence construction on or about May 2008";
* 600 M Street, the 500,000-sq-ft office building by Forest City on the old Capper Seniors site, "is expected to commence construction in late 2009 or early 2010 -- Stage II PUD process with the District Zoning Commission has already commenced"; and
* 800 New Jersey/120 Canal, the planned 1.1-million-sq-ft mixed use project by William C. Smith on the land north of I between Second and New Jersey (known as Square 737), "will commence Stage II PUD upon transfer of District land in early 2008."
1111 NJ UPDATE: Amazingly, just a few hours later, another document popped up with additional information on 1111 New Jersey: it's for the Dec. 13 WMATA board meeting, a request to execute the sale announced back in June of the 5,612-sq-ft WMATA land at New Jersey and M to "NJA Associates" (aka Donohoe). And it describes the "new" 1111 NJ thusly (emphases mine):
"The Developer proposes to combine the WMATA property with an adjacent 16,406 sf developer-owned site and develop an office building with ground floor retail. Its current proposal to the District of Columbia Zoning Commission is for an approximately 211,000 sf building, a portion of which cantilevers over the WMATA property. At ground level, the proposal includes a wide plaza surrounding the Metro entrance, consistent with the Anacostia Waterfront Initiative Framework Plan. The Developer will make modifications to Metro facilities at its own cost and subject to WMATA approval. At present the modifications are expected to be limited to adjustments to the vent shaft and new paving in the plaza area. The existing entrance canopy will remain. The entrance will be protected during construction. The Developer has stated that it does not currently anticipate any need to close the entrance during construction."
WMATA is selling the land for $2.3 million plus an unnamed additional payment if the approved project is larger 206,000 square feet.
 

Quick Links: Parking, Bridges, Streetcars
I just can't bear to go completely dark for too many days in a row, so here's some light reading for your post-turkey haze:
* These are almost a month old now (oops), but the Hill Rag has an opinion piece on the plans for the 11th Street Bridges, plus an article on the community concern on Capitol Hill and in Southwest over the planning for ballpark parking.
* Today's Washington Business Journal looks at the plans for the return of streetcars to DC, a very long-term project that could eventually have light rail running down M Street SE and across both the 11th Street and Douglass bridges. But that's a loooong ways off--first they have to finally get a long-delayed test line in Anacostia off the ground, and then the H Street NE corridor would be next. There used to be a good web site on the project at DCTransitFuture.com, but that site is now hijacked with a fake blog, so the best I can give you is this DDOT page with a few links.
* There's also a WBJ article on PNC Bank securing the naming rights to the Diamond-level seats (the second priciest) and the club lounge at the ballpark. Still no word on naming rights for the stadium itself, though a few weeks ago we heard that there might not be a sponsor during the inaugural season.
 

DDOT's Photo Archive Updated, Includes Old M Street and South Capitol Street Photos
The District Department of Transporation recently added 25 more images to its online Historical Photo Archives from locations throughout the city, including two dandy Near Southeast shots. One is from 1949, showing M Street at about 10th Street, looking east (before the 11th Street Bridge flyovers were built). The other is of South Capitol Street, just south of N, looking south toward what was at that point the new Douglass Bridge, circa 1957. (Amazingly, it was taken from almost the exact same spot that I've been using for my South-Cap-south-of-N photos since 2005--it looks a little different now.) There's a couple buildings in the 1957 photo that are still in existence today, although one of them will be demolished soon to make way for 1325 South Capitol Street. But I'm surprised to see that the U-Haul building at P Street was once a Lansburgh's department store (you can click on the photos on the DDOT site for high-res versions, which allow you to see the detail of the buildings much better).
Needless to say, I've added these shots to my Near Southeast Historic Photos page (in chronological order); hopefully DDOT will post some more gems as time goes on.
More posts: M Street, South Capitol St.
 

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.
 
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