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Near Southeast DC Past News Items: Jun 06, 2007
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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3 Blog Posts

The speed of events is leaving me breathless these days. Today JPI held a groundbreaking ceremony at 909 New Jersey Avenue, where digging is about to get underway for the 237-unit residential building to be built on that block (former home of the Nexus Gold Club). You can see the obligatory photos of Dignitaries-With-Shovels here. (Yes, I did get my invite after all. Thank you!)
But there was big news tucked into the press release touting what JPI is now calling its "Capitol Yards" neighborhood along I Street (with 70 and 100 I Street across the way from 909 New Jersey about to sprout out of their deep hole): the announcement of plans for 23 I Street, a fourth JPI residential project on I Street, slated to have 421 residential units and as much as 35,000 square feet of retail space. Its location would be on the south side of I Street between Half and South Capitol, from Half over to (and including) the current Wendy's lot. (The moribund Exxon station does not currently appear to be part of the plans.) Construction wouldn't start before 2008. I haven't added it to my main map yet, but I've put up a few boring shots of what the block looks like as of now.
With that, the number of not-spoken-for lots in Near Southeast has just about dwindled to zero. Pretty much there's the block on New Jersey across from Capitol Hill Tower (though Akridge now owns a portion of it), the Exxon at South Capitol and I if JPI doesn't grab it, and the Metro Chiller Plant on the southwest corner of Half and L, which might not be made available anytime soon. (And I'm assuming that the rumors of Monument Realty picking up the Sunoco site at 50 M are true.) Everything else west of 7th Street is now spoken for. So if you were hoping to make your millions in Near Southeast and you haven't already staked your claim, your time's just about up, unless you can wrest some parcels out of some other developer's hands.
UPDATE, 6/11: Five days later, here's the Post's blurb on Capitol Yards.
 

I've now added to my Florida Rock page the new proposed site map and some watercolors illustrating the revised design of "RiverFront on the Anacostia." As I said yesterday, the architect has written to the Zoning Commission asking if these new plans are in line with what the ZC was looking for when it sent the planners back to the drawing board in February (by the way, here's the transcript of that meeting); the commission will be addressing this letter at its Public Meeting on Monday, June 11. It would be expected that then more hearings would be held on the new designs later this year.
I've tried to highlight the changes and new features of the plan beneath each of the new images, but apologies in advance if my text comes up short; I'm not exactly known for flowery prose and colorful descriptions.
More posts: Florida Rock, zoning
 

Tucked in the stories (Post and WashTimes) about the bill that passed its first reading in front of the council yesterday--allowing the relocation of the strip clubs that have left Near Southeast because of the arrival of the stadium and surrounding development--was word that an amendment to the bill had passed allowing clubs to relocate to certain zoned areas within 5,000 feet of the ballpark. People are already e-mailing me with the vapors, so here's what I've been able to find out.
The circle covered by a one-mile radius around the stadium site stretches across all of Near Southeast, most of Buzzards Point, a fair amount of Southwest, and even into Anacostia and small portions of Capitol Hill. But the text of the amendment says that the clubs can relocate "in any C-3, C-4, or C-5 zone within 5000 feet from the Baseball Stadium footprint"; once you take into account those restrictions, when you look at the zoning maps you'll see that there are very few locations that have those zone designations; in Near Southeast, the only areas meeting that criteria are the land bounded by South Capitol, I, M, and New Jersey (what I call the "North of M" area) and the area just south the freeway over to the Post Plant. In Southwest, the area between I, M, South Capitol, and 2nd St. SW, and the Waterside Mall parcel, are the only C-3/4/5 zones within the 5,000-foot radius. And across the river in Anacostia there is only one small area zoned C-3-A.
But, given the character of the areas in Near Southeast where these one-time strip club relocations would be allowed, it would appear to be a remote possibility--after all, what the clubs generally look for are large spaces with low rents, and with most C-3 parcels in Near Southeast now purchased by developers with grand plans for shiny new buildings, it would seem that the large-space/low-rent options east of South Capitol are few and far between. Unless the club owners decide to build big tents beneath the freeway.