Mixed-Use Development Planned for 7-Eleven Site

I’m coming out of hiatus to report on plans that emerged for the northwest corner of South Capitol and M streets, considered to be the gateway to Southwest. JBG Smith applied with the Zoning Commission to develop a two-phase project on the site called 5 M Street, with a mix of uses including residential, ground floor retail, and potentially office. The site includes most of the block bounded by Half, L, South Capitol and M streets and will replace the 7-Eleven and parking lot currently on the site. New York-based Ruben Companies controls the northeast corner of the block (where the KFC/Taco Bell used to be) which is not part of the proposed project – an office building was planned for the 1101 South Capitol parcel, but the project website is no longer active. 

While the east side of South Capitol Street between the freeway and the Frederick Douglass Memorial Bridge has filled up with multifamily buildings (and Nationals Park) in recent years, not much activity has occurred on the west side of the street. Camden South Capitol and the Capitol Skyline Hotel are the only large-scale buildings currently on the west side of the street, but more development is planned for the empty lots along the corridor. In addition to 5 M Street and 1101 South Capitol, a two-building development is planned to the north between K and L streets by Ruben Companies and the site north of Camden South Capitol was purchased recently by JAG to develop as a multifamily project. 

Current plans for 5 M Street include an L-shaped multifamily building along Half and L streets with 371 units and an office building along M and South Capitol streets with approximately 226,000 SF of space and over 25,000 SF of ground floor retail. The project is planned in phases – the office building with ground floor retail will be constructed first and the multifamily building after. The developer is asking for flexibility to change the proposed office building to multifamily depending on market conditions, which would increase the total number of units between the two phases to 688 units along with a slight reduction in the amount of ground floor retail. 

According to the zoning application, the Gensler-designed project includes a “modernist concrete and glass palette for the towers” to tie in with buildings in the Southwest and Navy Yard neighborhoods, as well as industrial elements due to its proximity to Buzzard Point. The entrance to the office (or multifamily) building will be on M Street while the other multifamily building will have its main entrance on L Street along with street access to units along Half and L streets. The multifamily units at 5 M Street will be all market-rate since current zoning does not require the addition of inclusionary zoning units, but the additional density requested for penthouse-level residential and commercial uses will require a donation to the city’s Housing Production Trust Fund. 

The ANC will review the project over the coming months, but at an initial meeting with the developers, the commissioners indicated they were not pleased with the concept design, as they felt it was in direct contrast to the surrounding neighborhood, particularly the former 2-3-story sanitary housing south of M Street on Carrollsburg Place and Half Street. Below are some renderings of the proposed development. What are your thoughts on the plan and design? 

S. Capitol & M (office option)

S. Capitol & M (multifamily option)

M and Half (office option)

M and Half (multifamily option)

South Capitol (office option)

South Capitol (multifamily option)

Renderings courtesy of Gensler

Southwest Has Two (Several) Post Offices, but for How Long?

According to the Washington Business Journal, the Southwest Station Post Office at 45 L Street is one of 19 post offices in the District that's slated to possibly close due to financial difficulties at the United States Postal Service (USPS).  The USPS leases the 16,200 SF space at 45 L from The Ruben Companies, the same developer that owns several parcels in the area, including 1101 South Capitol Street (where a KFC/Taco Bell once stood), and the former Exxon gas station on the same block as the post office, the sale of which JDLand posted earlier this month. The current post office lease at 45 L expires at the end of 2012. There's no indication of what would replace the post office after that date, but 1101 South Capitol Street across the street is planned as an office building.

There is a second post office in Southwest, located in L'Enfant Plaza's retail center adjacent to USPS headquarters.  However, it is a much smaller storefront (about 8,500 SF) and is only open on weekdays.  With the prospect of the 45 L Street station closing and the ongoing renovation at the retail center, perhaps the L'Enfant Plaza Post Office will remain open on Saturdays. The current L'Enfant Plaza post office is located near the entrance to the retail center off of the plaza on 10th Street, but isn't easily accessible for those with disabilities (that may change once a glass atrium entryway is built on the plaza that is part of JBG's renovation of the retail center). The new post office will be about the same size as the current one and will shift more to the east from its current location. Parking is more of a challenge at L'Enfant compared to the 45 L Street location.  There is metered parking on 10th Street, but during the day those spaces are mostly full. Having the only post office in the neighborhood at L'Enfant Plaza will force Southwesters to patronize the area more so than they do now (or not, since I only go to the post office on average about once a year).

The red X marks where the post office will be located.  The red circle shows phase one of the retail renovation, or the food court, that was completed this spring.  The red arrow shows the entrance to the food court from the HUD courtyard.

Above renderings of the glass entryway to the L'Enfant Plaza retail center and floorplan courtesy of SmithGroup

Update: As commenters have noted, there are more than two post offices in Southwest.  Besides the Fort McNair, NASA, and Ford Building, there are post offices at the Department of Agriculture and the Rayburn Building - maybe more.  However, these post offices primarily serve those who work in those buildings or military bases, since it's cumbersome for regular folks to walk in to these facilities. The Ford, Rayburn, and Department of Agriculture post offices are slated to close.

Top Southwest Stories of 2009

Despite an economic downturn, several events occurred in The Little Quadrant That Could in 2009...some were major projects that have been ongoing for years, while other events had their start in 2009. Below is a list of what I think were the top stories in Southwest during the past year (in no particular order). Feel free to comment on which of these events you think is the top local story of the year, and/or vote in January's poll at the top left corner of the blog.

Arena Stage Looms Large

Construction on the new Arena Stage at the Mead Center for American Theater was in full swing in 2009 and was getting attention from bloggers around the city. In June, DCMetrocentric gave a critique of the new theater complex and by November, the structure was fully enclosed. Interior work is now taking place and construction is on schedule for a community day event open to the public on October 24, 2010. The following day, there will be a black-tie opening night gala. Above is a construction photo of the new Arena Stage taken in late December.

CFL Drama
Progress was made in 2009 towards creating the city's very own Consolidated Forensic Lab (CFL), but not without delays. On the progress front, MPD's First District moved in April from their old building on 4th Street to their new headquarters on M Street at the former Bowen Elementary School. This move would allow the old headquarters building to be demolished and replaced by the CFL. The city then named Whiting-Turner the contractor for the construction project. However, after the announcement, the mayor had to withdraw the contract after an appeals court ruled that the Mayor skirted city laws when awarding the contract. After more than a five month delay, the city's appellate board dismissed the case a rival contractor had against Whiting-Turner and the city was free to re-award the contract to the same contractor in November and start interior demolition in December. The CFL is now scheduled to open in 2012. Above is a rendering of the CFL, from the CFL website.

Demolition Derby
Several parcels in Southwest were leveled during the past year, but not replaced with new buildings, in order to wait for the recovery of the economy. For example, Vornado demolished the Bernstein Liquors building and other small structures at South Capitol and M Street and paved over the site to serve as a parking lot. Eventually, the developer has plans for a mixed-use project. Along South Capitol Street, the Ruben Companies demolished a gas station and the old Taco Bell/KFC site in September to make way for their planned 1101 South Capitol Street office building, which hasn't gotten underway yet. In December, the old Market Inn restaurant was demolished and will most likely be replaced by an office building. Also in December, interior demolition started at the old First District headquarters building on 4th Street. Above is a photo of the lot owned by the Ruben Companies on South Capitol Street, which was taken this fall after the Exxon gas station on the site was demolished.

First District Moves to New Digs

In April, MPD's First District headquarters moved from 4th & E Street to the former Bowen Elementary School at 1st & M Street. In October, there was an open house to welcome the community. The new site is located in the heart of the Southwest Waterfront neighborhood, whereas the former headquarters was north of the freeway in the Federal Center SW area. Despite moving closer to a crime hot spot, a fatal shooting occurred less than two blocks from the new building in mid-October. Above is a photo of the new First District headquarters building, taken right before it was opened.

Engine 13 Not That Unlucky

In February, three developer teams made presentations to the community to garner support for their proposals for the Engine 13 sites at 4th & E Street and 6th & E Street. DMPED ended up choosing the proposal made by E Street Development in April, following the recommendation of ANC 6D. E Street Development is a combination of Potomac Investment Properties, CityPartners, and Adams Investment Group. Their architect is Beyer, Blinder, Belle. Highlights of the proposal include a partnership with community organizations including Kid Power Inc. and D.C. Central Kitchen, LEED-Silver certification, green roof technology, and neighborhood retail along E Street. Approval of the land lease was delayed by the DC Council over the summer, but final approval was given in November. Construction of the firehouse is supposed to start in August of 2010. Above is a rendering of the proposed fire house/office building complex planned at the corner of 4th & E Street, from the February presentation.

Highlands Library
Bellevue will soon get a new library. The new Washington Highlands library was designed by London architect David Adjaye and will be located at 115 Atlantic Street. Once the community saw the plans for the library, there was some criticism of the design. The new library will be three stories tall, contain approximately 20,000 square feet of space, and will aim for LEED-Silver certification. By the spring of 2011, the new library should be open. Above is a rendering of the Washington Highlands Library, from the DCPL website.

L'Enfant Promenade Renovations Begin
Back in November, the JBG Companies began a $40 renovation of the retail promenade at L'Enfant Plaza. The first phase of renovations will be complete in 2011 and will bring a revamped food court to the corridor nearest the Metro entrance. Subsequent phases of the renovation will include a new sculptural glass entryway and expanded retail options. In addition, the developer has plans to expand L'Enfant Plaza by building two new office buildings, an extended-stay hotel, and an apartment building. Above is a rendering of the renovated food court area, courtesy of JBG.

Southeastern University Shuts Its Doors

A major institution in Southwest closed its doors at the end of August, when Southeastern University lost its accreditation with the Middle States Association of Colleges and Schools due to financial instability, dwindling enrollment, and a lack of academic rigor. At one point, SEU was in talks with UDC to become a part of that university. Then, it was trying to merge with the GS Graduate School, which is affiliated with the USDA. The University, which had been in existence since the 1800s, had its final graduation ceremony in June. Above is a photo of Southeastern University taken this past summer, located at the corner of 6th & I Streets.

Waterfront Station

Major milestones at Waterfront Station during 2009 included: the topping off of the two office buildings in March; the installation of the glass and terracotta façade; designs for the Metro plaza; the unveiling of the features of the new Safeway; the addition of a sit-down restaurant to the retail mix; and the paving of 4th Street. The first phase of Waterfront Station will open in the first half of 2010, with two office buildings, a new Safeway, CVS, convenience retailers, restaurants, a Metro plaza and a reopened 4th Street. Above is a photo of the 1100 4th Street building taken in the last week of December.

South(west) Beach?

In today’s Washington Business Journal (subscribers only) there’s an article about how vacant spaces in DC are being utilized creatively for temporary uses. Due to the recession, vacant sites have been popping up all over the city since developers are having difficulty getting financing. Some examples of temporary uses mentioned in the article include the Bullpen near Nationals Park in Near SE and the summer stadium for the Washington Kastles tennis team at the Old Convention Center site downtown. At the end of the article, D.C. Office of Planning director Harriet Tregoning mentions a use for the Southwest Waterfront (which isn’t exactly vacant). From the article:

Tregoning also has ideas for PN Hoffman’s 30-plus acre Southwest waterfront: “Considering what it is, it really gets very little use. What if we put a beach there? With umbrellas. I mean, I wouldn’t be encouraging people to swim in the Anacostia, you know, but a place to hang out, catch a little sun, relax. It could be fabulous.”

Some European cities have turned their riverfronts into temporary beaches during the summer, including Paris and Prague, but would this work in DC? Besides the SW Waterfront, there are several vacant lots in the neighborhood that could host temporary uses (not a beach, though). Along South Capitol Street, a major gateway to the core of the city, there are vacant lots galore, including Camden’s 1345 South Capitol Street site (a vacant field), Vornado’s site surrounding the 7 Eleven at South Capitol & M Street (a parking lot), and the Ruben Companies’ 1001 - 1101 South Capitol Street (more parking lots). Aside from the lots on South Capitol Street, there’s the Randall School site, the old Friendship Baptist Church, the old First District HQ, Southeastern University, the Market Inn…the list goes on and on. However, there are examples of other sites that have been used for temporary purposes. For instance, the St. Matthews site on M Street became a Christmas tree lot last year and Pastor Huber has plans to create a community garden next spring until the new church and housing can be built. Also, Artomatic used the old Waterside Mall before it was torn down. Hopefully the economy starts to pick up soon so some of these vacant sites can get built, but in the meantime, some creative uses can be found for the plethora of empty spaces we have in Southwest. What temporary uses would you suggest for some of these vacant sites?

Demolition at 1101 South Capitol

A reader pointed out to me that the old KFC/Taco Bell at 1101 South Capitol Street is in the process of being demolished. Once I get back into town from a mini-Labor Day weekend vacation, I'll get some updated photos of the site. The Ruben Companies owns this site and another one on the other side of South Capitol. Plans seem to be further along on the SE parcel, but the last we heard about 1101 South Capitol was in February, when the developer was seeking a variance and an exemption from the Board of Zoning Adjustment (BZA). However, the application was withdrawn in July. On the Ruben Companies website, a project page for 1101 South Capitol has reappeared, but not much information is available, besides a rendering of the planned office building (displayed above.)

Update: Below are a couple of photos showing demolition work at the site. It was pretty cloudy on Monday, but you can still see that the remnants of the KFC/Taco Bell building will disappear soon.

(Left) Here is a photo of the partially demolished building along South Capitol Street. At the far left of the photo is the 7-Eleven, which is owned by Vornado, along with the parking lot behind 1101 South Capitol.

(Right) This photo shows the construction equipment being used to demolish the former restaurant. In addition to 1101 South Capitol and 1100 South Capitol Street, SE, the Ruben Companies also owns a parcel on the 1000 block of South Capitol, which backs into the post office located along Half Street.

They Paved Over Paradise!

Just as developer Vornado told Southwest...TLQTC back in February, Bernstein's Reliable Liquors, along with the other businesses at 1101 South Capitol Street (except for the 7-Eleven and the Taco Bell/KFC site) have been demolished and replaced by a surface parking lot in time for Opening Day at Nationals Park, which is tomorrow. The parking lot is temporary - once the economy improves, the lot will be developed into a mixed-use project. Below is a progression of photos showing the transformation of Bernstein's from a three-story building to a parking lot.

This photo was taken in December 2008. The liquor store was already closed and the ground floor of the building was boarded up.

This photo was taken in February 2009. By this time, the building was gutted and fencing was placed around the building.

This photo was taken last Sunday. The buildings have been demolished and the lot has been paved over. Since this photo was taken, parking spaces have been marked. The buildings in the background are new residential buildings recently completed and an office building under construction in the Capitol Riverfront neighborhood in Near SE.

Next ANC 6D Meeting & 7-Eleven Closing?

Here's a link to the agenda for Monday's ANC 6D meeting, which will begin at 7pm at St. Augustine's Episcopal Church. Southwest-related items on the agenda include the Randall School, 1101 South Capitol Street, the new MPD District 1 HQ, and street closures for two races. 1101 South Capitol Street is the former KFC site where Southwest...TLQTC reported back in August that the Ruben Companies had plans to construct an office building. However, 1101 South Capitol no longer appears on their website on their list of projects. On the Board of Zoning Adjustment (BZA) website, there's a hearing on March 10th where 1101 South Capitol LLC will look for a variance and an exception in relation to a planned office building at the site. Perhaps a new developer has purchased the site? Real estate developers typically use LLCs when developing their projects, so this LLC could still be Ruben Companies, but we'll find out on Monday...

On a related note, District Chronicles reported last month that the 7-Eleven on South Capitol Street will close in a year to make way for new development. The 7-Eleven is owned by Vornado. Already, the Bernstein's Reliable Liquor store on M Street was shuttered last year and a cab company has vacated the site. Last night as I was driving along M Street, I noticed the top floors of the building where the liquor store was located was in the process of being gutted...I think. I'll go by the site again today to see if what I saw was correct (admittedly I was pretty tired when I drove by, so maybe my eyes were playing tricks on me).

(Above is a photo of the liquor store site taken in mid-December and in that photo, it wasn't yet gutted, but it was boarded up)

Update: My eyes were not playing tricks on me...below is a photo of the liquor store site today with the top two floors gutted out and surrounded by fencing.

Update #2: Ruben Companies still owns 1101 South Capitol. However, the ANC tabled discussion about Ruben Companies' requested variance and exception at Monday's meeting since they are still in negotiations with the developer regarding community benefits.