The Plaza on K (90 K, 50 K, 99 I)/Square 696 DRI Office and Retail Development

The Plaza on K (90 K, 50 K, 99 I)/Square 696

Long home to a towing company, a car repair shop, and a firewood lot, the entire block was purchased in April 2007 by DRI Development Services (a wholly owned subsidiary of Transwestern) and Jamestown Properties in two separate deals totaling just under $64 million for 74,000 square feet of land. Plans call for three buildings totaling approximately 825,000 square feet of office and retail, with construction on the first phase (300,000 sq ft) expected to begin in 2008 and delivery in 2009. The entire project may be completed by mid-2012.

Links:
DRI Square 696 Project Page
DRI Development Services LLC, a Transwestern Company | Jamestown Properties
Architect: HOK
JD's Square 696 News Items & Additional Links

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

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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• More Updated Photos and Progress Reports
(3/3/08 1:59 PM)

Yesterday I posted a whole batch of updated photos of the ballpark's exterior; today you can check out the project pages for the residential projects 70/100 I Street, Onyx (both opening later this year) and Velocity (2009) along with the office projects 100 M (2008) and 55 M (2009) for lots of new shots of those projects, or you can look at alllllll the photos from yesterday on a single page (ballpark shots, too). Don't forget the

icon if you want to look at how an intersection has changed over the past few years.

Items of note from my wanderings:

* The south side of I Street is now paved between New Jersey Avenue and Half Street, and I've been told that I Street will be "driveable" by Opening Day;

* First Street is now paved south of K, and paving up to I doesn't look far off;

* The Merritt Cab garage at First and K now has a "Moving March 31, 2008" sign on it; and

* JPI's 909 New Jersey Avenue residential building (between I and K) is not far from reaching ground level, so be prepared for the arrival of another skeleton in the skyline before long.

If *I'm* finding it all hard to comprehend and harder to keep up with, I can only imagine how non-obsessive observers must feel. I'm kind of looking forward to the pace slowing back down a bit come May....

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• Monday Morning Tidbits
(12/31/07 8:52 AM)

It's New Year's Eve, and I'm trying desperately to wring two more days of laziness out of this holiday season, but here's a couple items anyway:

* I'm not about to plunk down the $35 a month for a subscription to find out for sure, but this BidClerk.com posting on a search for a general contractor sounds pretty familiar: "Renovation of and a new addition to a multi-residential complex in Washington. Completed construction plans call for the construction of a six-story, 170-unit apartment building to include renovation of an existing four-story, 157,000-square-foot warehouse with a two-story, 49,000-square-foot addition above the existing roof. General contractor bids are due January 10, 2008." Could there really be that many buildings in the city other than the brown-and-white Pattern/Joiner Shop at The Yards that would so perfectly fit that description?

* If you're driving through the intersection at Half and I, you might be so distracted by the temporary blacktop that now cuts across the old southwest corner that you miss the new sign on the southeast corner advertising DRI/Transwestern's Square 696 project. There's a rendering but no other details.

* The DC Foreign Car garage at 31 K (on the 1015 Half Street site) has just a few hours to become the last demolished building of 2007. But maybe they're gunning for the honor of being the first one of 2008.

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• Council Passes Alley Closing and Capper PILOT
(12/11/07 3:33 PM)

Two bills of Near Southeast interest passed their first readings at today's city council meeting, on the consent agenda, no less. (Consent agenda = no discussion or bickering! Yay!) First was Bill 17-0448, which authorizes the closing of the public alley on Square 696 (bounded by Half, First, I, and K), and which had been interesting mainly for the affordable housing trust fund contribution discrepancy that came up during the bill's hearing a few weeks ago, when the developers noted that they expected their contribution to be in the neighborhood of $900,000 and the Office of Planning determined the required sum be closer to $8 million. Apparently the final bill calls for a $1.1 million contribution, which council chairman Vincent Gray said is the largest trust fund contribution ever as the result of an alley closing. The developers also have agreed to create a 20-foot-wide pedestrian right-of-way through the middle of the block to allow for easy access from I Street to the planned public plaza on K Street, though apparently DDOT requested that this right-of-way be upgradable for "motorized access" in the future if necessary. This alley closing will allow DRI Development to move forward with their plans for 800,000 square feet of office space in three buildings with 37,000 square feet of ground-floor retail. There've been noises that the first construction on the site could begin in the summer of 2008, but nothing official has been announced. (The last tenants on the block, in the cab garage at First and K, are expected to move out in February when their lease expires.)

Also passed today was Bill 17-0292, the Capper PILOT funding bill that I just wrote about in detail a couple days ago. This authorizes a bond issuance of up to $55 million that will yield close to $37 million to pay for infrastructure improvements at Capper/Carrollsburg. The bonds will then be repaid by landowners making payments in lieu of property taxes. I should mention that these PILOT funds won't only be repaid by residents of Capitol Quarter--there are two planned office developments totaling 750,000 square feet that are within the Capper PILOT area (600 M Street at the old Capper Seniors site and 250 M Street) that will generate PILOT payments.

Each bill will come before the council again in January for their final votes.

• Square 696 Alley Closing Hearing -- The $7 Million Question
(11/16/07 8:52 AM)

Thanks to the glories of the On Demand video offerings at the city's Office of Cable Television web site, I was able to catch Wednesday's hearing on the request to close the 8,197-square-foot alley that bisects Square 696, the block bounded by I, K, First, and Half streets that DRI Development bought in April for $64 million. As I posted a few weeks ago after DRI's presentation to ANC 6D, DRI is planning more than 825,000 square feet of office and retail on the block, in three buildings that would be built in three phases, the first being a 300,000-square-foot office building along I Street that could begin construction in the summer of 2008.

As part of its successful bid to get the ANC's support, DRI and its development partner Jamestown Properties have committed to a $100,000 payment to the Near Southeast/Southwest community fund, LEED certification, and an 8,000-square-foot public plaza at First and K streets to replace the "public space" being lost by the alley closing.

The early part of the hearing was pretty standard as these types of sessions go. The development's representatives described their agreement with the ANC, and also the planned 37,000-square-feet of retail what would serve not only the office tenants but also the residential projects that will soon surround the block on all sides. Also touted were the large south-facing public plaza (light-filled and sunny!) with a 20-foot-wide pedestrian "breezeway" through the block to open the area to pedestrians arriving from I Street, the innovative loading ramps within turnaround space inside the buildings to eliminate the need for commercial vehicles to back up or turn around out in the streets, the fitness center with changing and shower facilities to encourage bicycle use, and more.

Then, Council Member Tommy Wells began to ask questions about the amount of the developers' required contribution to the city's Housing Production Trust Fund, dedicated to the creation of affordable housing. Wells brought up a slight discrepancy between the number the developers were citing versus what the Office of Planning had determined the figure to be.

Developer figure? Approximately $890,000.

Office of Planning figure? More like $8 million.

The hearing then became a blur of real and estimated assessed values, total F.A.R. based on T.D.R.s (that's total floor-area ratios based on transfers of development rights, for those of you whose minds are blissfully unsullied with this stuff), buildable square footage, and on-the-fly calculations. Council Chairman Vincent Gray, after commenting that even the $890,000 figure cited by the developers would be the largest trust fund contribution ever, wondered how many projects in the District "would see the light of day" if the city starts talking about $8 million contributions. Wells and Gray agreed that the calculating discrepancies need to be resolved so that the trust fund law can be implemented consistently, and the hearing ended with pledges from the applicant to provide additional information.

And despite the wrangling over the trust fund contribution, Council Member Wells made sure to reiterate that he supports the project, especially because of the environmentally friendly aspects of the design.

In the meantime, the last tenant on the block (a taxi repair garage) will be vacating when its lease expires in February.

Check my Square 696 page for an early sitemap of the project, along with photos of the block.

• Velocity Sells 10 Units During First Five Days
(11/5/07 6:36 PM)

A press release went out this afternoon announcing that the Velocity Condos project at First and L sold 10 units during its first five days of sales. Here's the breathless opening text: "If any skeptics still doubt that the rapidly revitalizing Capitol Riverfront, surrounding the new Nationals baseball stadium, will be DC's hottest new address, they need only look at the initial sales success of one of the neighborhood's first new condo buildings. Velocity held its official Grand Opening on October 26, and homebuyer response to this sleek, contemporary new condo community wowed even its developer, The Cohen Companies."

• Square 696 Alley Closing Gets ANC Support
(9/11/07 11:04 AM) Last night a request to close the alley that runs between I and K streets parallel to Half and First on Square 696 was on the ANC 6D agenda. But first there was three-and-a-half hours of discussion and debate on various Southwest issues, including the Randall School, Waterside Mall, the Nassif Building, and more--at least, I think that's what they were talking about, because the acoustics at St. Augustine's Church are so horrendous that everyone could have been describing their summer vacations for all I know.

Finally, at about 10:30, representatives of DRI Development and architect HOK gave a brief summary of their plans for the block, which are still very much in the early stages, but were described as "something other than your standard box." The plans show three office buildings (not four, as we've heard up to now) all with ground-floor retail, connected by a "galleria"-type lobby in the center. There would also be an 8,000-sq-ft public plaza opening up to K Street, to give open space to not only the office workers but also the residents of the four buildings surrounding Square 696.

As part of the alley closing request, DRI and its development partner Jamestown Properties are offering a $100,000 payment to the Near Southeast/Southwest community fund, a promise that the building will be LEED certified (a vegetated roof is part of the plans), and the 8,000-sq-ft open space of the plaza to replace the 8,000-sq-ft of "public space" being lost by the alley closing.

The ANC commissioners were quite pleased with what they heard, congratulating the developers on working with the commission on the benefits package before presenting their alley closing request. Commissioner McBee suggested that perhaps some public art could be included at the plaza, as well as public wifi. The final vote was 6-1 in favor of the project, with only Commissioner Skolnik opposing.

DRI was kind enough to pass along the preliminary site plan, which I've added to my Square 696 page. The alley closing request will now wind its way through the city council.

• One More New Batch of Overhead Photos
(9/6/07 3:17 PM) Having decided that overhead views of Near Southeast from the ballpark and the Southeast Freeway over the past few days weren't enough, I've also now added a bunch of updated overheads from a vantage point at the Courtyard by Marriott, focusing on the many construction projects west of New Jersey Avenue. You can browse these new photos, or see the ones displayed with previous shots from the same location (scroll down a bit) to watch the changes since March of last year. (Hint: old buildings, followed by empty lots where old buildings used to be, followed by holes in the ground, followed by new buildings going up.)

• ANC 6D September Agenda - Square 696 Alley Closing
(9/5/07 9:57 AM) ANC 6D (covering Southwest and Near Southeast) will have its monthly meeting on Sept. 10, and the draft agenda (now posted online) includes a request to support the closing of the alley that bisects Square 696 (bounded by Half, I, K, and First) as a first step in DRI Development's plans to redevelop the entire block. As I posted here, DRI and development partner Jamestown Properties are planning a four-building office and retail project, to be constructed in four phases, starting in 2008 and ending in 2012 or later.

Non-Near Southeast agenda items include a discussion of the plans for the old Randall School at Half and I, an update on the plans for the Nassif building where the US Department of Transportation used to live, and a discussion of the apparent resolution between community members and the developers of the old Waterside Mall of the massing of the building facades facing M Street SW. The meeting is at St. Augustine's Church, 6th and M streets, SW, at 7 pm.

• This Week's Ballpark and Beyond Column
(8/30/07 11:27 AM) My Ballpark and Beyond column in today's District Extra of the Post covers the recent departure of AnA Towing to make way for DRI's Square 696 development; the raze permits for the old Capper Seniors complex and the buildings just north of the stadium along First and N streets; and the planned opening in September of the new Spay and Neuter Center at 1001 L Street. (I can't believe I made it through a column without a single piece about parking!)

• HOK to Design Square 696 Office/Retail
(8/24/07 12:28 PM) Today's print edition of the Washington Business Journal reports that HOK has been hired to design the new four-building 825,000-sq-ft office and retail project by DRI Development on Square 696, the block bounded by First, Half, I, and K. (Well, actually WBJ says it's Nationals ballpark architect HOK Sport that's been hired, but I might think that it's not the sports division of HOK that will be designing this office/retail development, unless there's going to be a soccer stadium on the roof.) DRI now has an information page on Square 696 (also known as "99 I Street"), which says that the project will be developed in four phases, with expected start of the first phase in 2008 and delivery in late 2009; the entire project would be completed in 2012. My Square 696 has some photos if you want to see the block's current state; and it should be noted that this is the block from which AnA Towing decamped last week.

• AnA Towing Trailer Gone, and Who Might Be Next
(8/22/07 9:24 AM) I see this morning that the green and white trailer that marked the home of AnA Towing near the corner of Half and K is now gone. You may remember my post from Saturday that the lot has closed down and is moving to 2nd Street, SW; I didn't check to see if the trailer has been relocated to their new home. I'm not sure it technically qualifies as a "raze", but I've still added it as #137 on my Demolished Buildings page, making it the 27th building to disappear from Near Southeast in 2007. And I'm guessing that a few more will probably be gone before the end of the year--one definite candidate is the DC Foreign Car garage on K between Half and South Capitol, which was purchased in July for $7.6 million as part of Opus East's $41.5 million acquisition of the 1015 Half Street project, construction of which is expected to begin in October. And, as I recently posted, raze permits are in the pipeline for the old Capper Seniors building at 601 L Street and the low-rise structures on First between M and N.

• Towing Company Leaves Near Southeast
(8/18/07 1:51 PM) The departure of "light industrial uses" from Near Southeast continues, as within the past week or so AnA Towing has closed its lot on Half Street between I and K. A sign is posted indicating that they've moved to 1620 2nd Street, SW, down in Buzzards Point--which did not please the two young folk I ran into who were there trying to claim their car at the old lot. AnA's block was purchased back in April for $64 milliion by Transwestern subsidiary DRI Development, who have posted signs announcing an office/retail project. With the clearing out first of the firewood company at 1st and I and now AnA, this leaves just Four Star Cab and Merritt Cab at First and K occupying the block. No word yet on when the DRI project (99 I Street) might get underway. You can see my Square 696/99 I Street page for photos and more information. (UPDATED to correct the appellation of "AnA.")

• Photos Updated Again
(8/5/07 6:13 PM) I couldn't bear the icky gray photos I had to post last week with the overcast weather, so I went out again this morning and took a new batch of icky gray photos. So check the main Stadium Exterior Construction Gallery as well as the north/south/east/west additional views. The most striking change at the stadium in the last week is the work near Half and N on the west parking garage, which now has its fake limestone facade that matches the stadium.

I also added a couple shots of the Douglass Bridge extreme makeover, although this time there aren't really any new pictures of the bridge, but some updated shots of South Capitol Street, which has now been paved from the freeway south almost to P Street. (And kudos to the nice construction worker who told me about "this really cool site on the web" that's tracking the construction.) I also updated a few shots on my main South Capitol Street page (the first comparison is the most striking). Both of these pages are getting away from me a bit, and so are going to need some TLC to clean them up during this August lull, but today I opted for speed.

And I also updated the Onyx on First and 70/100 I Street pages again, with Onyx now having another floor added in the last week. And I managed to find a couple new 70 I angles to make up for my lack of access to I Street. (Speaking of I Street, I should note that in the past few weeks the old firewood lot that will eventually be part of the 99 I Street development has been cleared out. And, for that matter, I don't think I've mentioned that digging has truly begun at JPI's 909 New Jersey Ave. residential project.)

You can also just browse all of today's photos on a single page, and click the

Click to see all available photos of this location.

icon if you want to see older photos in the archive of a certain location.

• Square 696 Sold for $69.4 Million
(6/3/07 2:57 PM) Thanks to the latest update of the DC Property Sales database, I can now report that the entire block known as Square 696 (bounded by 1st, I, K, and Half) changed hands on April 12; the Pedas family sold its three lots, totaling 54,700 sq ft, for $49.834 million; Potomac Development Corporation received $19.544 million for the 19,600-sq-ft lot on the northeast corner of the block (home to a firewood business for many years). The database lists the buyer as "99 I Street SE LP"; we know from the signs that have gone up that the square is being developed as an office/retail project by DRI Development Services (a wholly owned subsidiary of Transwestern). No details yet on exactly what's coming, or when. (And a hat tip to the Pedas family, who adds this $49.8 million take to the $51.6 million payday they were part of when Ron Cohen bought Square 699N one block to the south in Sept. 2005 and the $4.5 million garnered from their sale of the Domino's lot at the corner of South Capitol and M in August 2005. Apparently you can make some money in this real estate biz.)

With this transaction now official, I've created a DRI/99 I Street page, with not-terribly-exciting photos of the block and my previous news items, and have added it to my main map and project directory.

• DRI Project Taking Up Entire Block?
(5/11/07 6:21 PM) Just a small update on the movement that appears to be happening on Square 696, which is the block bounded by 1st, Half, I, and K that is currently home to a firewood lot, a towing company, and a car repair shop. I mentioned a week ago that "DRI Development Office/Retail" signs appeared on the fence surrounding the firewood lot at 1st and I--within the last day or two, the same signs are now hanging on the southwest corner of the block (at Half and K). I have no more word on what's transpiring in this spot (believe me, I'm trying), but this could be what the Washington Business Journal was talking about in a recent piece when it mentioned "a block on the corner of Half and K" being "among the handful of property sales in the developing ballpark district as high valuations lure the current crop of owners to sell." The four parcels on the block have been owned up to now by the Pedas family (who sold Square 699N one block to the south in 2005) and also Potomac Development Corporation, and there's no indication yet in the land records of any sales. This is a big block, as the four parcels total around 74,000 square feet--with I Street likely to become a prime east-west artery across South Capitol through Southeast and Southwest, and with JPI's two residential projects going up directly to its north and east, it's a location that I've been surprised hasn't sprouted any projects sooner. More as soon as I get it.

• Another New Development North of M?
(5/5/07 4:00 PM) Today I saw for the first time new signs hung on the fence surrounding the firewood lot on the southwest corner of 1st and I Streets, emblazoned with "DRI Development/Office and Retail" (or some such). I have absolutely no information on this--this lot has been owned for quite some time by the Potomac Development Corporation, but I don't see any records as of yet in the online public records to indicate a sale has taken place, so perhaps it's a joint venture. Or not. I don't know. Anyway, I'll try to see what I can find out (whispers in my ear always welcome!), and hopefully some light can be shed on perhaps ANOTHER project getting started in the North of M section of Near Southeast, to go along with JPI's two residential towers, ADC Builders' Square 699N, Faison's Onyx on First condos, and Opus East's 100 M office building (and maybe the Nation site, too?), and perhaps something on the Sunoco lot by Monument Realty.