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Near Southeast DC Past News Items: Square 743N
In the Pipeline
1244 South Capitol
Virginia Ave. Tunnel
New Douglass Bridge
Yards/Parcel O
JBG/Akridge/Half St.
Ex-Monument/Half St.
Chiller Site Condos
Yards/Parcel A
Yards/Icon Theater
1333 M St.
Capper Apts.
250 M St.
New Marine Barracks
Nat'l Community Church
Factory 202/Yards
Congressional Square
1000 South Capitol
SC1100
Completed
Southeast Blvd. ('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)
Posts on Food/Fun
Retail News
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There was a big pile of news this past week from Near Southeast, so I'll boil it down to bullet points and links in case you couldn't keep up:
* Construction is really about to begin on the first townhouses at Capitol Quarter, now that financing has been closed for the public housing units;
* The first phase of the waterfront park at The Yards got the thumbs up from the Zoning Commission, and is expected to be completed by summer 2009;
* Onyx on First will be opening its first five floors of apartments in late July or early August, and initial rents have been announced;
* 100 M will be substantially completed in November, and tenants should start moving into the office building early in 2009. SunTrust Bank is the first retail tenant, and the developer is looking for restaurants for the other spaces;
* The planned office building at 250 M got Zoning Commission approval for a modification to its design; and
* Street vendors will start popping up for ballgames north of M Street on Tuesday (June 3). You can see the map of where they'll be.
 

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Getting the scoop on Onyx today spurred me to check in on the doings next door at 100 M Street, the 240,000-sq-ft office building that's been built in tandem with Onyx (though they are being developed by different organizations). Opus East tells me that they expect 100 M to be "substantially complete" in November, with tenants beginning to arrive in January 2009. Reports last year indicated that Parsons Technology has leased about 30 percent of the building. You can check my project page for before-and-after photos, especially if you want to gaze longingly at the On Luck Cafeteria....
And, since retail is what folks really want to know about, I can pass along that 100 M has SunTrust Bank signed up as their first retail tenant, and is looking for restaurants for their other spaces.
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More posts: 100 M, Retail, Square 743N
 

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I had a nice chat today with a representative of Onyx on First, the almost-finished 266-unit apartment building on the southeast corner of First and L streets. Confirming what a commenter mentioned a few entries back, they're expecting to deliver the first five floors of the building in late July or early August. Rents have not been set for the individual units, but are expected to range up from $1,950 for a studio, $2,050 for 1 br, $2,225 for 1 br/den, $2,500 for 2 br/1 ba, $2,450 for 2 br/2 ba, and $2,800 for 2 br/2 ba/den. (You can compare them to the out-of-the-gate rents at 70 and 100 I here.) The new web site is OnyxApts.com, though as of now there isn't much there beyond a sign-up sheet if you want them to contact you with more information.
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More posts: Onyx, Square 743N
 

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Mere moments ago I saw for the first time new banners hung on the temporary plywood walkway that runs along M Street between First and New Jersey, announcing that Onyx Apartments at 1100 First Street is now leasing. (Perhaps the signs have been there for days, but if so, my vast network of eyes-on-the-ground missed a spot.) There's also a new URL, OnyxApts.com. The web site itself says "Leasing Summer 2008," and is nothing more than a slightly updated rendering and a sign-up form. But for folks who've been wondering if Onyx was going to be making any sort of progress toward opening, it is evidence of some forward motion. Between Onyx and 70 and 100 I, close to 1,000 rental units will be opening in Near Southeast over the next few months.
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More posts: Onyx, Square 743N
 

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With the ballpark now humming along like it's been here forever (Tom Boswell has a litany of good things to say in today's Post) , interest is starting to turn toward what sort of retail/restaurant options are going to come to the neighborhood, and when. For your Friday time-killing pleasure, I've tossed together a quick a survey of what's either available now or will be coming within the next two years. (I'm not including already existing retail; I'm just looking at where new stuff could arrive.) As of now, I've seen no announcements of tenants for any of these spaces, but maybe if residents, workers, and ballpark fans clap their hands and wish real hard....
* 20 M - Completed in March of 2007, its 11,000 sq-ft of ground-floor retail space would seem to be an enticing location (just across the street from the Navy Yard subway station's ballpark exit), but so far there's been no takers. "Coming soon" signs that were in the windows last year for Wachovia and Kinko's are now gone.
* Capitol Hill Tower - A 7,000-sq-ft restaurant space in the ground floor of this co-op building has been advertised ever since the building opened in 2006, but no takers so far.
* 100 M - The 240,000-square-foot office building at First and M is scheduled to be completed later this year, and they're offering 8,500 sq ft of "corner restaurant/retail space" with "great ceiling heights, storefront and outdoor seating." (There's no ground-floor retail planned for Onyx on First in the same block.)
* 55 M - The first part of Monument's Half Street project is this 275,000-sq-ft office building now under construction at Half and M (it's the building on top of the subway station entrance). It has over 10,000 sq ft of retail spaces on Half, M, and Cushing, and should be completed by mid-2009. (See retail spaces 1 through 4 on this page at the official web site.)
* 909 New Jersey - For the folks who choose to walk from the Capitol South Metro station, the under-construction residential building at New Jersey and K is going to have 6,000 sq ft of ground-floor retail space when it's completed in summer 2009.
* Velocity - The ground floor of this 200-unit condo building at First and L will have retail (I can't find how much), and will be finished by late 2009.
* The Yards - By the end of 2009, the renovation of the old Boilermaker Shop at Third and Tingey into a 46,000-sq-ft retail space should be completed, and there is also 10,000 square feet of ground-floor retail space planned for the Pattern Shop Lofts building on the south side of Tingey, which should have its conversion into a rental building completed by the end of next year as well. Both of these are situated on the route that most Nats Express users walk along to get from the shuttle stop at 300 M to the ballpark. (But will the Nats Express run after this year?)
* Half Street Part 2 - The southern part of the east side of Half Street north of the ballpark is going to be a combination of a 200-room hotel and two residential buildings totaling 340 units, with about 40,000-sq-ft of ground floor retail to entice the throngs that walk along Half Street before and after games. (See retail spaces 5 through 8 on this page at the official web site.)
* 1015 Half - Opus East hasn't yet committed to whether there will be ground-floor retail in this 410,000-sq-ft office building at Half and L, though about 10,000 sq ft of space will be there.
* 23 I - If this 420-unit apartment building does indeed begin construction in September of this year, there could be 15,000 sq ft of retail available at Half and I by the end of 2010.
That's about 200,000 square feet of space to be filled within the next few years--and this doesn't include the retail spaces in the ground floor of the baseball stadium along First Street (who knows when those will be occupied). It's possible other buildings slated to have ground-floor retail could pop up between now and the end of 2010--1111 New Jersey and 250 M are the main candidates.
And there will also could be more offerings at the Yards by 2011 (including that grocery store planned for 401 M as well as the Lumber Storage Shed and other to-be-built pavilions at the Waterfront Park). And maybe the first building at Florida Rock, across from the ballpark's grand staircase, could be done by the end of 2011. But this is getting a little too far down the road....
 

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The sunlight wasn't fabulous when I ventured out yesterday, but I still took a pretty complete set of photos along First Street between I and N. With 909 New Jersey now peeking up above ground level, and Velocity racing upwards, the skyline is morphing yet again. And of course work continues on Onyx and 100 M (both due to be completed this summer). As I've mentioned a few times lately, the streetscape improvements to First Street have made the stretch from I Street southward pretty much unrecognizable from what it was a year or so ago (or even three months ago).
While you can look at the complete set of photos I took yesterday, I'd suggest taking a little extra time and looking at these new shots by intersection, where you can see the photos paired with their "befores": check out First and I, First and K, First and L, First and M, and First and N (above); and there's also some updates at Half and N by the ballpark Center Field Gate and New Jersey and I thrown in as well. Click on the See All Photos of This Angle wherever you see it to see the photos between the Before and the After (or, more precisely, the "During").
Soon I'll post some additional photos from yesterday of portions of The Yards, which is now more accessible thanks to the new parking lots. And if the sun ever comes out again, I'll venture along Half Street and other locations that need updating.
 

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Caught a break with such beautiful weather today, and so I snagged a new batch of overhead photos from up high at the Courtyard by Marriott. I took the entire batch, both east and west, and have paired them with the first ones I took, in March 2006. It's quite a difference; these are the views that people should see when they're carping about "how the area around the ballpark is one big construction zone" -- yes, it is, but look what that construction has done in just two years. (And think of what the commentary would be if this construction *weren't* happening.) You can also toggle to include all the photos from here in 2007 as well, to watch the process step-by-step.
These photos show the progress of 100 M, Onyx, Velocity, 70/100 I, the changes with the Capper Seniors buildings and all the demolitions (and new parking lots!) at Capper. There's even the first views of 909 New Jersey coming up above ground level. I'm still adding some updated photos to those project pages, but you'll get the idea.
 

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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.)
 

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I wasn't able to see the meeting myself (I was at Madison Square Garden watching my beloved Roger Federer beat Pete Sampras), but on Monday night the Zoning Commission gave its approval on the Capitol Gateway Overlay Review for 1111 New Jersey Avenue, Donohoe's 220,000-square-foot office building to be built just north of the east entrance of the Navy Yard Metro station. At the first part of this hearing a few weeks ago, there was much back-and-forth about whether the garage entrance should be on New Jersey Avenue (the developer's preference) or in the alley (DDOT's preference, which was not looked on fondly by the zoning commissioners). My sources tell me that DDOT has "somewhat grudgingly" agreed to allow the entrance to be on New Jersey after all, but that they expect Donohoe to work with them to better manage the public space on New Jersey and probably reduce the amount of parking offered. The web site for the project says that it will be completed in 2010, which would probably mean a start date later this year; we shall see if that indeed comes to pass. Read more about the previous discussion on the garage entrance and on what exactly a CG Overlay Review is, if you're wanting more information.
Hopefully soon I can post an update on what happened at ANC 6D on Monday, the *other* meeting I missed while in New York.
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More posts: 1111 New Jersey, Square 743N, zoning
 

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* I mentioned this a few days back, but why not pass along another reminder that Monday at 7 pm is the ANC 6D monthly meeting, with presentations and votes on 401 M Street, the ballpark traffic management plan, and the South Capitol Street Draft EIS, plus a briefing by the Nats on the Opening Day "Fan Fest" activities. To get in on the fun, go to St. Augustine's Episcopal Church at 6th and M St., SW, starting at 7 pm.
* If the ANC isn't your bag, you can watch the Zoning Commission take up again the Capitol Gateway Overlay Review for Donohoe's planned office building at 1111 New Jersey. It's a continuation of the last hearing, which revolved mostly around whether the garage access would be from New Jersey or from the alley. The hearing starts at 6:00 pm, and 1111 is also on the public meeting agenda at 6:30 pm, which perhaps is a display of optimism that Donohoe and DDOT will have the garage issue straightened out and the review ruling can be made. Watch the webcast, if you're so inclined. (I'm going to be missing both of these meetings, so it might be a few days before I can get the scoop on them.)
* The new Enhanced Residential Parking Permit signs, which allow non-Zone 6 parking only on one side of the street in certain areas near the ballpark, continue to get installed. They came to my street north of the freeway within the past day or so.
* I thought I did good with last week's find of a November 2006 satellite photo of the neighborhood, but reader JK has upped the ante with the "Bird's-Eye View" option at Microsoft Live Search, showing not-real-high-up images from March 2007. But be careful when you're scrolling around--if you go to fast, the images flip back to shots from early 2003. (Which is festive in its own fun-house kind of way.)
 
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