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
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.