Potential Greenleaf "Build-First" Site to Receive Budget Funding

Back in February, Ward 6 Councilmember Charles Allen attended the monthly ANC 6D meeting and one of the topics brought up was the redevelopment of Greenleaf. Allen stated his preferred “build-first” site to be the DCFEMS Apparatus Division station at Half and M streets. Under a "build-first" model, the first phase of construction would be at a site outside of the Greenleaf footprint and residents would move into this new building before demolishing any portion of the existing Greenleaf buildings so no one is displaced during the redevelopment. During the planning phase of Greenleaf’s eventual redevelopment, a study by HR&A Advisors stated that DC-owned sites near Greenleaf would be easiest to use as “build-first” sites, with the DCFEMS repair shop and MPD First District parking lot at Delaware Avenue and M Street identified as the best sites to use for this purpose. 

To move the process along, Allen, as chair of the D.C. Council’s Committee on the Judiciary & Public Safety, allocated $1 million in the District’s FY 2019 budget to start the schematic design and design development phases to build a replacement DCFEMS Apparatus Division facility (also in the DCFEMS budget for Southwest is a new Harbor Patrol facility at the Wharf, with funding allocated in FY 2023 and FY 2024). While this funding will start the process for designing the new maintenance facility, a site has not been identified yet. The Council committee recommends that DCFEMS "move swiftly to identify a site for the new Fleet Maintenance Facility." Under Mayor Bowser’s FY 2019 budget proposal, $47 million in funding for the replacement facility was pushed back to FY 2024, which was previously allocated in FY 2022 and FY 2023. The delay puts in jeopardy the use of the Half and M streets site as a “build-first” site for Greenleaf. 

A RFQ for the Greenleaf redevelopment was issued in December 2017 and a RFP was supposed to be released in March, with a selection to be made this month, but the RFP has been delayed. The ANC sent a letter to DCHA earlier this year requesting a meeting with Greenleaf residents should be held prior to the issuance of the RFP to keep the community in the loop regarding the agency’s process to redevelop the public housing complex.

More Apartments and Community Center Planned at Waterfront Station

(This post is a portion of an article that appears in the May 2018 Hill Rag)

Waterfront Station and before it the Waterside Mall has served as the Town Center for the Southwest Waterfront neighborhood for decades. It contains the neighborhood’s only grocery store, as well as a pharmacy, restaurants, and professional services, including a dentist office. Two office buildings fully occupied by District government agencies and three rental apartment buildings are currently in place and a future phase with more rental apartments, retail, daycare center, and a black box theater is planned on the northeast parcel. Two other parcels have yet to be developed, which flank 4th Street and are located adjacent to the Waterfront Metro station entrance. 

The original stage one Planned Unit Development (PUD) approval for these two sites at 4th and M streets was for office, but developer Forest City has requested a change to residential. Its reason for the change in use is due to unfavorable conditions in the office market. The state of the office market has changed significantly since the Waterfront Station development was originally conceived in the aughts. Previously, the development was intended to be primarily office, with less retail and minimal residential. Prior to the Great Recession, Fannie Mae was going to move its headquarters to Waterfront Station, but they pulled out in the wake of financial troubles at the quasi-government agency. Over time, the plan for Waterfront Station has evolved in favor of more residential and retail and less office. 

Rendering of planned 375 M Street building

In its current proposal, Forest City plans to develop a 285-unit rental apartment building on the east parcel (375 M Street) with 18,830 square feet of ground floor retail along M Street and the Metro plaza, 32,400 square feet of commercial space intended for professional services tenants on the second floor, and a 6,000 square-foot community center on the first and second floors. This would be the third community center located in Southwest, joining the Randall Recreation Center and King-Greenleaf Recreation Center, but it would be the only one without adjacent recreation fields. The community center was proffered by the developer to win approval from ANC 6D, which was originally lukewarm to the idea of changing uses at the two remaining parcels at Waterfront Station from office to residential. As a part of the PUD, the developer has offered the community center rent-free for a period of 30 years and will contribute up to $565,000 for interior design and fit-out, furniture, fixtures, equipment, and initial start-up costs. 

Rendering of planned 425 M Street building

On the west parcel (425 M Street), the plan is to develop a 310-unit rental apartment building with 21,203 square feet of ground floor retail along 4th and M streets. The main residential entrance will be located at the northeast corner of the building. In both buildings, 8% of the floor area will be reserved for residents earning up to 60% of Area Median Income (AMI) and of that total, five units will be 3BR apartments. Under this proposal, the east parcel will be developed first, allowing for the west parcel to remain open space until the completion of the 325 M Street building. Part of the west parcel will house a trailer that will be the interim Southwest Branch library while a new library is built in its current location at 900 Wesley Place. 

For its part, the ANC has offered conditional support for the PUD. Portions of the PUD that the ANC supports include the community center, as well as the redesign of the project which provides less density and more setbacks than the original office design, a retail strategy, and traffic plan. However, one of the concerns brought by Commissioner Roger Moffatt, whose single-member district includes the 375 M Street site, was the ability for mom and pop retailers to occupy smaller spaces at the proposed development. It has proven to be difficult to get smaller retailers into the previous phases of the development since the buildings would not allow a tenant who needed less than 1,200 square feet to occupy space. While the U.S. Postal Service is not a “mom and pop” retailer, it was used as an example of a tenant that was unable to relocate to Waterfront Station because its need for a 900 square-foot space could not be accommodated. Other outstanding issues brought by ANC Vice Chair Andy Litsky include the selection of the community center operator and clarification on the “free rent” provision to include HVAC and electricity; improvements to public space at the Metro plaza; a traffic plan for the 4th and M streets intersection; placement of the Metrobus and Circulator bus stop along M Street; and other logistical concerns. 

The Zoning Commission will continue the hearing on May 10th and a final decision on the proposed development is expected in the coming months.

Renderings courtesy of Forest City

Design of New Southwest Branch Library Comes Into Focus

In early January, DCPL submitted an application to the BZA in order to build a new, standalone Southwest Branch library at 900 Wesley Place. The existing library was built in 1961 and no longer serves the needs of a growing community, where thousands of new multifamily units are coming online within the next five years. After a series of public meetings, DCPL developed a plan for the library which provides separate spaces for children and adults.

On the first floor, patrons will enter the new library using an entrance on the northwest corner of the building. Upon entering the library, the north side of the building will be the Market Place. The west side of the building will contain two multipurpose rooms and the book drop. Space dedicated to Children’s Services will occupy the remaining area on the first level, as well as restrooms. Staff will enter the building from an entrance off K Street. A terrace on the northeast corner and a reading porch on the north side of the building will open towards the playground at the adjacent 3rd and I Street SW Park. The second floor will contain a series of study/meeting rooms, space for Teen/Adult Services, an adult patio, staff areas, and space for the Friends of the Southwest Library. A portion of the floor on the second level will be open to the first floor below.

Designed by Perkins + Will, the new Southwest Library takes cues from the modernist design of the neighborhood with the use of wood, metal panels, glass, and a distinctive crinkle roof. The new library will be similar in size to the existing one at 20,792 SF, but there will not be a basement due to concerns over flooding since it is below the floodplain. Parking will be provided for seven vehicles, a reduction in the number of spaces currently available at the library by two. A landscape buffer will screen the parking area from the sidewalk along 3rd Street. Green features will include, among other things, a green roof, photovoltaic panels, and bioretention areas, sufficient to secure LEED-Gold status for the building.

DCPL is seeking approval for the project and has requested three special exemptions from zoning regulations. One special exemption has to do with parking – zoning requires a government building of this size to have nine spaces, but DCPL wants to build seven surface spaces. Since the library is close to the Waterfront Metro station, two Metrobus routes, and within walking distance of most of Southwest, DCPL contends there will be sufficient parking. The second special exemption is for long-term bicycle parking – DCPL will provide one less space than required. Finally, the third special exemption is lot occupancy – it is required that up to 40% of the lot be occupied by the new building, but the design calls for 47% lot occupancy. All three special exemptions have been requested in order to maintain the current design of the new library. At its December 2017 meeting, ANC 6D voted 3-0-2 in support of the BZA application.

If approved by the BZA, demolition of the existing library will likely take place this fall, after an interim library location is found. Construction will take a little more than a year and the new library will be complete in early 2020.

Renderings courtesy of DCPL

The Bard: Act II

More than a year after withdrawing a PUD application for The Bard development at 501 I Street due to neighborhood opposition, the development team of Shakespeare Theatre Company (STC) and Erkiletian recently submitted a new PUD, making several changes to their plans in the process. The site is currently zoned R-3 and the development team through the PUD process is requesting a change of zoning to MU-4. 

The current plan calls for a five-story building (four stories plus a habitable penthouse) and a five-story annex structure on the northeast portion of the site. The main building is U shaped and will contain 29,425 square feet on the first level and below-grade for STC administrative space, four rehearsal spaces, a costume shop, space for educational activities, as well as five actor housing units. On the upper floors, there will be 85 rental apartments. In the annex building, there will be five two-story duplex units for STC fellows on the lower floors and 15 units on the upper floors for STC actors. Within the project, approximately 11,400 SF of space will be set aside as affordable housing under inclusionary zoning, at 60% and 50% of AMI. At least one of the IZ units will be a three-bedroom unit. Additionally, two units will be set at 40% of AMI for the first 10 years of the project and will be reserved for teachers or staff at Amidon-Bowen Elementary or Jefferson Academy. 

There will be two entrances to the STC-controlled space, one on 6th Street and another on I Street. Meanwhile, the main residential entrance to the building will be on I Street. Actor housing units will have entrances on 6th Street in order to maintain a residential character on the street. Along I Street, there will be public art – including art panels and murals. Parking will be provided for 39 vehicles on-site in a below-grade garage as well as at least two electric charging stations, and 15 off-site spaces. There will also be 70 bicycle parking spaces. 

According to the PUD application, the following public benefits will be offered: 

Free performances aimed at young audiences and development of long-term curriculum for Amidon-Bowen and Jefferson Academy Schools; free performance tickets and scholarships and tuition discounts to Camp Shakespeare and Adult Master Acting classes; support for community arts programming; and public access to use assembly spaces/conference rooms within the Project for community meetings. 

The developers intend to work with ANC 6D to refine the list of public benefits. If approved, construction is expected to start in 2018 and finish in 2020. 

Renderings courtesy of Shalom Baranes Associates

Mayor Bowser to Speak at ANC 6D Meeting

With a little less than a year until the mayoral election, DC Mayor Muriel Bowser will be a guest at Monday’s ANC 6D meeting. The mayor is scheduled for about 50 minutes near the beginning of the meeting, with time for her opening remarks, questions from the commissioners, and questions from the community. This month’s meeting will be held at the new community center in Navy Yard, located at 1000 5th Street, SE at 7pm.

Capitol Hill Firm Moving to The Wharf

Add another lobbying firm to the list of office tenants at The Wharf. If was announced that Cornerstone Government Affairs will relocate its headquarters from Capitol Hill to 800 Maine Avenue in 2018. The public policy firm will take 15,000 SF of space on the 7th floor of the 11-story office building. Cornerstone Government Affairs will join the American Psychiatric Association, MakeOffices, and Van Scoyoc Associates at 800 Maine. 

In retail and restaurant news, the following liquor licenses were supported by the ANC at last week’s meeting: 

• Hank’s Oyster Bar (facing 7th Street Park on the ground floor of Canopy by Hilton)
• Shake Shack (on Wharf Street near to the entrance of The Anthem)
• Intercontinental Hotel (restaurant, lobby bar, and rooftop bar) 
• Kaliwa by Cathal Armstrong (ground floor of Vio Condominiums on Pearl Street)
• Cantina Marina Bambina (on Transit Pier near The Anthem)
• The Brighton (on Wharf Street next to entrance of The Anthem)
• La Vie (near District Square on the ground floor of The Channel Apartments)
• Marinai Pizzeria (an Italian restaurant from the same owners of Station 4 on the ground floor of Incanto apartments on Pearl Street ) 

The only one not supported was for The Anthem. In light of the reduction in hours on Metro, the ANC has concerns about the egress of concertgoers late in the evening. A group of commissioners will negotiate with the operator to come up with a solution that will give the ANC more confidence to give their support for the liquor license. 

Rendering courtesy of Hoffman Madison Waterfront

Reporters Building to be Redeveloped as Residential

Back in 2013, the National Capital Revitalization Corporation developed the SW Ecodistrict Initiative for a 110-acre area south of the National Mall and north of the Southwest freeway. One of the goals of the initiative was to create a sustainable mixed-use community by introducing residential and/or hospitality uses in the area, which has been dominated for decades by government agencies and other office users. Since then, Republic Properties has proposed residential uses for one of the planned buildings at The Portals and Douglas Development purchased the Cotton Annex on 12th Street, with plans to redevelop the historic building and adjacent parking lot. 

Next up for redevelopment is the Reporters Building at 300 7th Street, located across the street from the D Street entrance to the L’Enfant Plaza Metro station at Constitution Center. Urban-Atlantic has plans to redevelop the aging office building as a multifamily project by re-skinning the exterior and adding up to five levels to the existing eight-story building. This is the same developer that converted the former EPA towers at Waterfront Station to Skyhouse East and West (now known as The Leo and The Lex). The 300 7th Street project will include about 370 units, which will be mostly rental apartments with condos on the top floor of the building and retail will remain on the ground floor. Current retailers include a barber shop and Pizza Autentica, the latter which opened back in 2009.

The proposed development is by-right and does not need zoning approval. However, it does need to get approval from the U.S. Commission of Fine Arts and the project will be on the agenda for this month’s meeting. At last night’s ANC meeting, the commissioners voted 5-0-1 to support the project. The lone abstention came from Commissioner Rhonda Hamilton, who was disappointed that the project will contain 100% market-rate units – no affordable units are required since the development is by-right. 

As more details of the project are made available, including renderings, I’ll provide updates.

Two Waterfront Station Parcels Switching to Residential

Last month, Forest City Washington filed to extend stage one PUD approval for 375 and 425 M Street, two office buildings proposed at the southern end of Waterfront Station. It was anticipated that the extension request would be followed by another filing to change the proposed primary use at the two development sites to residential since the developer made their intention known at the February ANC meeting. That filing was made earlier this month. The developer is now proposing two buildings with 41,870 SF of ground floor retail, 38,110 SF of commercial space on the second floor, and a total of 605 residential units above. The East building (375 M) will contain 309 units, 21,930 SF of retail and 18,660 SF of commercial space; the West building (425 M) will have 296 units, 19,940 SF of retail and 19,450 SF of commercial space. A minimum of 8% of the gross floor area will be dedicated to households earning up to 60% of Area Median Income. Four of the affordable units will be 3-bedroom apartments. 

425 M Street

375 M Street

Perkins Eastman has designed the buildings, the same architect that designed Eliot on 4th. From the PUD application: 

The architectural design for the East and West M buildings has been revised to accommodate residential use, incorporate effective urban design strategies, engage the surrounding public spaces, and support the unique town-center environment created by the overall project. The proposed mix of uses and architectural design for the East and West M buildings will benefit the community, enliven the streetscape, and provide additional services for residents, employees, and visitors who live and work in the neighborhood.  

Above the third floor, each of the buildings opens up as a C-shaped tower that faces M Street. A south-facing courtyard is located at this fourth level, with access provided to individual terraces for units facing the courtyard and to a communal outdoor recreation space for building residents. The courtyard is elevated above the three-level podium of retail, office, and residential uses, which creates a pedestrian-scale street wall with vibrant retail storefronts that maximize transparency. 

Retail next to Metro plaza

Retail along M Street

Parking will be provided below-grade for both buildings, with entrances off of the private drives around the site, removing the need for curb cuts along M Street. A total of 363 parking spaces will be provided, split between the two buildings. The Capital Bikeshare station currently located on the west side of 4th Street will be relocated to the east side adjacent to the Metro plaza. 

Looking south on 4th Street

Originally, Waterfront Station was planned as mostly office buildings with a minor residential component. Over time, the plans were modified – first, the site where Eliot on 4th apartments now stands changed uses from office to residential. Now, the planned office buildings along M Street may now proceed as residential. The reason for the changes in use are due to evolving market conditions. The office market is not as strong as it once was, while rental apartments are now the preferred asset type. This new proposal will be brought to the ANC to garner their support; however, Chairman Litsky had concerns about the change in use when it was mentioned at the February meeting.

Renderings courtesy of Perkins Eastman

PUD Extensions Sought for Development Parcels

 

In addition to Forest City’s request for an extension of their PUD at Waterfront Station (and potential change in use from office to residential), PN Hoffman is seeking a two-year extension for the NE parcel next to CVS. Last year, PN Hoffman won the development rights for this parcel from DMPED to build a mixed-use project with ground floor retail, a black box theater, and 443 rental apartments. While extensions have been granted for the site before by DMPED, this is the first request from the developer of the project. PN Hoffman is still working on a disposition agreement with the city and intends to start the PUD process for their proposed project next winter. 

Another extension is being sought for the Randall School project, a long-planned development on I Street. Similar to the Waterfront Station project, this extension is being sought by a new developer. Lowe Enterprises recently came to an agreement with Telesis/Rubell to become the primary developer of the project. While the main elements of the project will remain, including a modern art museum, retail, commercial space, and mixed income apartments, some changes are planned. According to the developer, the two-year extension will allow Lowe Enterprises to make modifications to the plan to make the project work financially. If the extension is granted, a building permit would need to be obtained within two years and another year for construction to commence. Abatement of the historic buildings are expected to start in late 2018, then demolition of the non-historic portion, which would likely put the start of construction in 2020. 

Both of these extensions were presented at the April ANC 6D meeting and were supported by the commissioners. On the Waterfront Station site, the commissioners want PN Hoffman to maintain the brick pavers and activate the site prior to construction. At Randall, Lowe Enterprises has agreed to maintain the derelict property and put up signage touting plans for development.

Shake Shack to Open at District Wharf

A couple weeks after the newest Shake Shack opened to the east of South Capitol Street, another one is headed south of the freeway – this one will be opening at District Wharf. This will make the third Shake Shack to open within ANC 6D. The first opened inside Nationals Park and the other opened late last month on M Street SE. According to a press release, the burger chain’s District Wharf location will be a 3,500 SF restaurant with an interior mezzanine and outdoor waterfront dining. It is scheduled to open this fall. 

In addition to Shake Shack, I’m hearing that Hen Quarter will be opening at District Wharf. Hen Quarter serves Southern cuisine and currently has two locations in Old Town Alexandria and Silver Spring, as well as a third one coming soon to Penn Quarter. I’ve also heard that a lease has been signed for a live music venue called Union Stage that will be approximately 6,000 SF. Union Stage is from the same group that operates Jammin’ Java in Vienna, VA. Although it’s not known yet how Union Stage will be operated, Jammin' Java is a 200-seat club, bar and cafe that offers daily live music and features Tot Rock during the day, which is a family-oriented music series. Music lessons are also offered. 

Here’s some additional information about previously announced Kirwan’s on the Wharf from Mark Kirwan, which has applied for a tavern license. The Irish pub will be located at 749 Wharf Street and will have 181 seats – a summer garden will have 142 seats. Indoor live entertainment will be offered Thursday through Sunday. According to the license application, the tavern would stay open until 2am during the week and 3am on weekends. Live entertainment would end by 1am as well as use of the summer garden on weekends (midnight during the week). 

Meanwhile, Pearl Street Warehouse is also applying for a tavern license. The tavern will be located on the new Pearl Street (33 Pearl Street) and is proposing a 155-seat venue with a total occupancy load of 300. There will also be live music daily and diner-style food will be served. The proposed closing time during the week would be 2am and 3am on weekends. Live entertainment would end at 2am on weekends and 1am on weeknights. 

District Hardware and Bike wants to operate a café within the bicycle shop that would serve alcohol until 7pm on Sundays and 8pm every other night. The shop would be open from 8am to 8pm on Monday – Saturday (alcohol sales would start at noon) and from 10am to 7pm on Sunday (alcohol sales would start at 11am). The café would have 30 seats with a total occupancy load of 100. 

Stay tuned for more retail announcements over the coming months…

ANC Softens Tone on D.C. United Stadium PUD Ahead of Zoning Commission Meeting

In a letter sent to the Zoning Commission late last month, ANC 6D stated that progress has been made on addressing the major concerns the body had with the D.C. United stadium PUD, including environmental and transportation issues. Since the last Zoning Commission meeting, the ANC met with D.C. United to discuss these issues and as a result, an additional community benefit was secured in the form of a $50,000 contribution to BreatheDC, which will help purchase and distribute air purifiers to homes near the stadium site. Air quality monitoring continues to be an issue and the frequency of baiting traps for vermin stirred up due to construction. On the transportation front, some hurdles remain, including the lack of coordination between the team and the Nationals on scheduling; insufficient number of parking spaces reserved at lots used for Nationals games; and routing stadium traffic through residential streets. However, a preliminary Traffic Operations and Parking Plan (TOPP) has been developed, as well as the possibility of water taxi service to Diamond Teague Park in Neat SE. The ANC stopped short of supporting the PUD mainly due to lingering transportation issues. The Zoning Commission will likely give final approval to the PUD tomorrow evening after giving preliminary approval in December. 

Speaking of D.C. United, if you didn't notice in the renderings, it was announced today that the team has sold the naming rights to the stadium to Audi of America. The Buzzard Point stadium will now be known as Audi Field (at least the Audi colors match the team's...). If the PUD is approved at tomorrow’s Zoning Commission hearing, construction will begin shortly and Audi Field is scheduled to open around June 2018. 

The monthly D.C. United community meeting will be held on February 21 at 6:30pm at King-Greenleaf Recreation Center (201 N Street) where an update on the stadium project will be provided.

Update: The Zoning Commission gave final approval to the stadium PUD on Wednesday night. A groundbreaking ceremony is scheduled for February 27 at 3pm to celebrate the start of vertical construction. It will be held on Half Street between R and S streets. Mayor Bowser, MLS Commissioner Don Garber, Audi of America President Scott Keogh, D.C. United Managing Partner Jason Levien, Coach Ben Olsen, players, staff and others are expected to attend.

Renderings courtesy of D.C. United

More Residential for Waterfront Station?

Since PUD approval for the two Waterfront Station vacant sites at the intersection of 4th and M streets are nearing expiration, Forest City Washington is seeking a two-year extension. The two-year extension may not be necessary if they get approval for a revision to their plans. Even though the two vacant sites were planned as office buildings, about 600 more apartment units may be built instead. David Smith from Forest City Washington made the company’s intention known at tonight’s ANC 6D meeting to revise their PUD to allow residential development. The change was made because office market conditions are currently not favorable in the area and the anticipation is that won't change anytime soon. This isn’t the first time one of the Waterfront Station sites changed uses. The Eliot on 4th apartment building was originally planned as office, but switched to residential for the same reason. 

The switch in use from office to residential would result in no changes to density or height approved in the original PUD, but the design by Perkins Eastman scales down the height of the buildings along 4th Street to match 1100 and 1101 4th Street, which opened in 2010. Each building would be C-shaped with an elevated courtyard space facing M Street and have a green roof. Development plans are still preliminary, but the two proposed residential buildings would each have 17,500 SF of ground floor retail and 17,500 SF of office space on the second floor. The retail and office space would be along M Street and 4th Street. Above the two-level commercial base would be the rental apartment towers. Entrances to the residential buildings would be on the north side on 4th Street while the entrances to the office space would be on M Street. About 8% of the units will be set aside as affordable to residents earning up to 60% of AMI and some of the units would include 2BR and 3BR units to accommodate families. 

Forest City intends to file their modification to the PUD in about two weeks.

Photo from ANC meeting of rendering courtesy of Forest City Washington

Condo Developer Purchases Buzzard Point Sites

A new condominium project may be developed one block north of the new D.C. United stadium. Two sales closed back in early October at the corner of 1st and Q streets in Buzzard Point, which may foretell a redevelopment of these sites into a condominium building. The larger of these sites is 1546 – 1550 1st Street, a commercial building currently occupied by Lucky Kabob and Shulman Liquor. According to DC land sale records, the lot size is 6,138 SF and the sale price is $2.8 million. Just to the north of Lucky Kabob is 1542 1st Street, which was approved by the Zoning Commission earlier this year to be developed into Stadium Lofts (rendered above), an eight-unit rental apartment building by TMASSHLDG LLC. This lot is 3,000 SF and the sale price is $1,830,000. (The High Road Primary & Middle School building next to 1542 1st Street is also for sale, but I have not found a land sale record for that site.) 

The buyer of both of these lots is an affiliate of DBT Development Group, a Capitol Hill-based company that specializes in condominium development. Their most recent project was the Maryland Condominiums near the H Street NE corridor. They recently purchased a site not too far away on L Street SE in Near SE/Capitol Riverfront/Navy Yard and plans to build condominiums there in 2017. 

The 1st and Q streets site would be the second condominium building planned for Buzzard Point. Capital City Real Estate is planning to build Peninsula 88 next to the shuttered Buzzard Point Marina at 1st and V streets and ANC 6D is scheduled to vote on proposed changes to the PUD for this site at this evening's January's monthly meeting.

Stadium Lofts rendering courtesy of TMASSHLDG LLC

ANC Expresses Concern Over Components of D.C. United Stadium Plan

The Zoning Commission will be meeting this evening to hold a public hearing on the D.C. United stadium PUD. Ahead of the hearing, several letters of support and others in opposition have been pouring in to the Commission. One of those letters of opposition comes from ANC 6D, which still has concerns about the transportation plan and environmental issues with the Buzzard Point site. At the October ANC meeting, the commissioners voted unanimously to not support the PUD until a number of issues were addressed. Although D.C. United revised their PUD application earlier this month, partially in response to the October vote, those changes did not sufficiently address the major concerns of the ANC. 

On transportation, the ANC feels that there is insufficient planning with regard to parking, ingress and egress from the stadium, and a lack of public transport options. Since a streetcar is no longer planned to serve Buzzard Point and the promised restoration of the Convention Center – SW Waterfront Circulator route has lost funding, some of the assumed transportation options can’t be considered to serve the stadium. From the ANC letter: 

ANC-6D continues to assert there exists no reliable Transportation Plan for the Stadium & Buzzard Point. DC United’s transportation plan is not informed by and/or directly contradicts a number of transportation proposals advanced by DDOT, team consultants, Office of Planning (each of which is currently in the Case File), and most specifically, the Buzzard Point Vision Plan which purports to present Half Street as the “Transportation Spine of Buzzard Point.” In addition, and in answer to specific questions about the current Buzzard Point Plan, we have also heard statements quotes made in public meetings from both the Directors of Transportation and the Office of Planning that contradict the recommendations of their own departments in this matter. 

With regard to environmental concerns, most of Buzzard Point was used for industrial purposes and as a result, the land contains contaminants. The land will need to be remediated before construction begins. From the ANC letter: 

ANC-6D recognizes that the near Buzzard’s Point residential community is a close knit neighborhood currently facing definite health consequences as a result of the excavation and remediation of the soccer stadium site. Although a great deal of preliminary work has been on-going for months to prepare this extraordinarily contaminated site for future development, including tearing down and removal of structures that contained asbestos and other hazardous materials, little or no effort has been directed toward preparing community residents to deal with the enormous environmental impact that the removal of all of the chemicals and contaminants may have on their health. Significant vapor contamination from dust, gases and fumes is inevitable on site since the clean-up plan includes removal of such contaminated soil both on and below the surface. 

In light of these concerns, the ANC is requesting a delay in the start of construction until these issues are resolved. If the Zoning Commission approves the PUD, construction is scheduled to begin in early 2017 with the stadium opening by the summer of 2018.

Update: Many of the issues addressed by the ANC were brought up during the 4+ hour Zoning Commission hearing. Among the other concerns brought up by the Zoning Commission include the stadium's industrial design, while in the eyes of the Commission is improved, still looks utilitarian and exposes the "underbelly" of the facility; too much signage; valet bike parking located opposite of the main stadium entrance; and no reuse of water collected on site. There was not enough time to complete all testimony at the hearing, so a second meeting was scheduled for December 14 at 6:30pm.

Rendering courtesy of D.C. United

Law Firm, Additional Retailers, Water Taxis, and Construction Update for District Wharf

It was announced at a press event this morning with the Spanish tall ship replica El Galeón as a backdrop (alas, I was unable to attend) that law firm Fish + Richardson will occupy 60,000 SF of space on the top two floors of 1000 Maine, a 250,000 SF trophy office building just starting to come out of the ground on parcel one of District Wharf next to the...Municipal Fish Market. The law firm will move from its current downtown location by May 2018. This is the first office tenant announced for 1000 Maine, but more than 65% of 800 Maine has already been pre-leased. The third office building under construction is Pier 4, which will be partially occupied by Entertainment Cruises. In other tenant news, more retail leases were announced: 

• Blue Bottle Coffee: a San Francisco-based artisan coffee roaster will open in the Market Square area of District Wharf near the Municipal Fish Market. 
• FLORENTIJN: a unique, ultra-modern Belgian-concept bistro by Chef Jan Van Haute. 
• The Press: a neighborhood dry cleaning and laundry shop with tailoring services by Je Kang.

Bisnow reported that two additional retailers will be coming as well, including Ben & Jerry’s and Bella Moda Salon & Spa. 

Entertainment Cruises will operate a water taxi service which will connect District Wharf with Georgetown, Nationals Park, Old Town Alexandria, and National Harbor, as well as the potential for a larger network in the near future (perhaps to the new D.C. United stadium in Buzzard Point or Reagan National Airport?). The vessels will have a maximum capacity of 100 and will allow bikes and luggage on board. They will also have WiFi access and outlets available. Using new vessels designed for faster travel in no-wake zones, a water taxi trip from District Wharf to Old Town Alexandria will take about 20 minutes. The water taxi service will operate from March to December, with peak season from Memorial Day to Labor Day with three routes that pick up passengers at District Wharf more than 10 times daily. During the non-peak season, there will be less frequent service with a minimum of four pick-ups per day. 

In addition, during Monday’s ANC 6D meeting it was announced that a free water taxi jitney will connect District Wharf with East Potomac Park. The boats will hold up to 12 passengers and will depart District Wharf from the Transit Pier. A new pier will be built in East Potomac Park near where a historic pier was located. The jitney will also operate from March to December. 

Meanwhile, construction continues on Z Dock, which will be used by the liveaboards at Gangplank Marina once completed in early 2017. Afterwards, the docks by what was formerly 7th Street Landing will be demolished so construction can begin on the 7th Street Recreation Pier. Portions of the park near the Titanic Memorial have reopened and Waterfront Park should be completed by April 2017. While the Washington Business Journal reports that the Washington Kastles will not return to The Wharf in a planned floating barge, part of the Transit Pier will have an ice skating rink during winter.

The first phase of District Wharf is scheduled to be complete by October 12, 2017, but initial planning is already underway for phase two (parcels 6-10), which includes the Gangplank Marina, three office buildings, an apartment building, a condo building, retail, and public spaces. The design team has already been selected and plans will be submitted to the Zoning Commission in 2017 with a hearing likely scheduled for next summer. Parcels 8 through 10 are referred to as Phase 2A, which will get underway sooner than the other remaining parcels. Here is a summary of what is currently planned at each parcel: 

• Parcels 6 & 7: 500,000 SF of trophy office space with ground floor retail (two levels of retail on parcel 6) which will be built depending on market conditions 
• Parcel 8: 225,000 SF of rental apartments with ground floor retail 
• Parcel 9: A 155,000 SF of condominiums with ground floor retail 
• Parcel 10: A 65,000 SF office building described as a “jewel box” with ground floor retail 

Construction on Phase 2A is expected to start in mid-2018 with completion in 2021, so there will be less than one year of a lull in construction between phase one and phase two. 

Renderings courtesy of Hoffman Madison Waterfront

Lease Signed for Artechouse at The Portals

The SW arts scene is about to expand further. A 15,000 SF space initially designed for a performing arts venue at 1250 Maryland Avenue at The Portals has finally found a tenant. A lease was recently signed by Art Soiree, which according to the organization’s website is “a Washington, DC based organization that is committed to curating, conceiving and realizing contemporary art exhibitions, festivals and art projects.” The organization has been around for seven years and during that time, they have hosted hundreds of pop-up events at different venues, but the Portals will allow them to have a permanent space to host exhibits and special events. 

According to ABRA, the name of the venue will be Artechouse and will serve as a multi-purpose facility, an arts and cultural gallery space with multifaceted program uses, including but not limited to theater, exhibits, live music, performances, film screenings, installations, public and private events. The maximum occupancy will be 375 people and they plan to host about 200 events a year. At a hearing back in September, the applicants expressed their desire to open in time for the Presidential Inauguration in January 2017. An ABRA hearing is scheduled for December 12 and ANC 6D will consider their CX license application tomorrow.

Dispute Over Stadium Design

A campaign effort is now underway by a group of developers to force D.C. United to improve their stadium design ahead of next month’s Zoning Commission hearing. Now that D.C. United has control of the stadium footprint, zoning approval is the next step needed before construction can begin. The Washington Post reports that Akridge, Western Development, Capital City Real Estate, and Steuart Investment Company have lobbied city officials and the team to make improvements to the design, claiming there was a “bait and switch” from the preliminary design to their current plans. I received a flier about the stadium design in my mailbox earlier this week, which at first I thought was made by a neighbor, but it turns out it was from the PR team hired by the developers, which own property near the stadium site. Akridge owns seven acres south of the stadium (two additional acres were taken by eminent domain to create the stadium site). They also own the former Coast Guard headquarters building with Western and other developers where they plan to redevelop into a mixed use development called Riverpoint. Capital City Real Estate owns land next to the Riverpoint project and plan to start construction next year on a condominium project called Peninsula 88. Meanwhile, Steuart Investment Company owns several lots to the east of the stadium site, although no development plans have been announced yet for those sites. 

Preliminary design for the stadium,

Some of their issues include the lack of retail along the perimeter of the stadium (except for a team store), no on-site parking, minimal vehicular access on 1st Street, and noise. As noted in the article, Akridge and Western have made an offer on the adjacent parcel to the east of the stadium, where they intend to build a residential building with ground floor retail. In addition, they have hired an architect to reconfigure the stadium design to allow for additional retail and have offered to purchase that space carved out of the ground floor. D.C. United made some changes to their original PUD in response to concerns from the Zoning Commission, including reintroducing 1st Street on the east side of the stadium site and activating the large plaza along Potomac Avenue. However, the team doesn’t seem too keen on the additional changes proposed by the neighboring developers. From the article: 

[D.C. United owner Jason] Levien questioned the motivations of his opponents, saying Akridge and Miller were threatening to hold the stadium hostage in order to pressure the team into selling its retail space to them. “I would encourage you to ask Akridge why they are so interested now in this project when they’ve had that land for years and haven’t built anything,” Levien said. 

The dispute threatens to delay the stadium project, which was scheduled to start construction in early 2017 and open sometime during the 2018 season. The Zoning Commission will meet on November 2, but before that, ANC 6D meets on Monday at 7pm where they will vote on whether to support the stadium project. It should be an interesting couple of weeks of stadium drama… 

Renderings courtesy of D.C. United

More Community Benefits Added to Bard PUD

An amendment was filed last week to the Planned Unit Development (PUD) application for The Bard, a planned development at 501 I Street by Shakespeare Theatre Company (STC) and Erkiletian. These amendments are the result of meetings with the community and the ANC to discuss community benefits. These new benefits are in addition to those previously included in the PUD. Below is a summary of the additional benefits proffered by the development team: 

• The number of Inclusionary Zoning units has increased by two to 11, which is set aside for households earning up to 80% of Area Median Income (AMI). 
• Two units at 40% of AMI will be set aside for at least 10 years for top leadership and teaching talent at neighboring Amidon-Bowen Elementary School and Jefferson Academy. 
• STC will create a long-term curriculum with Amidon-Bowen and Jefferson, including live performances twice a year at each school and after school programming twice a week. 
• STC will bring up to 100 students and teachers to one STC production each year for free, including bus transportation.

Whether these proposed additions will be sufficient to the vocal opposition to this project remains to be seen. The Office of Planning has recommended that a set-down hearing not be scheduled for the project since the proposal is inconsistent with the Comprehensive Plan or the Southwest Neighborhood Plan. Those plans call for institutional uses or moderate density, but the proposed mixed use building would vary in height between four and seven stories, which is inconsistent with moderate density.

Rendering courtesy of Shalom Baranes Associates

International Spy Museum to Open in L'Enfant Plaza in 2018

Preliminary site work started this month on the new International Spy Museum. By spring 2018, the museum will relocate from Penn Quarter to L’Enfant Plaza on a site fronting 10th Street. The new International Spy Museum will occupy 140,000 SF, much larger than the current facility and will allow for three levels of permanent exhibition space in addition to event space. A museum store and lobby will be located on the first floor. Part of the design includes a transparent “veil” which will allow people on 10th Street to see activity inside of the museum. JBG has partnered with the International Spy Museum on the project and has been designed by Rogers Stirk Harbour + Partners. Hickok Cole is the architect of record. 

JBG came before the ANC last week to get their support for doing foundation work in the parking garage during evening hours. The developer also wanted support for closing off an area in front of 10th Street for construction staging. Both requests for support were granted, although the ANC wanted JBG to report back to the commissioners if additional late work requests are needed. 

L’Enfant Plaza has been revamped in recent years, including a renovation of the retail center with new restaurants and stores and two renovated office buildings. Meanwhile, the L’Enfant Plaza Hotel is currently closed for renovations. The foundation and loading dock for a new office building was built in 2015 by JBG, but the rest of the building won’t be completed until an anchor tenant is secured.

The new museum will be located just a couple blocks south of the National Mall and will contribute to the revitalization of 10th Street, a wide, but forlorn stretch between the Smithsonian Castle and Banneker Overlook. A revitalized 10th Street was part of the SW Ecodistrict plan, which was developed by the National Capital Revitalization Commission for a multi-block area south of the National Mall and north of the Southwest freeway. The area is currently dominated by federal office space, but the plan calls for mixed use, sustainable development, as well as the reintroduction of Maryland Avenue and other streets.  

Rendering courtesy of Rogers Stirk Harbour + Partners

Randall Field Ribbon Cutting this Saturday

The new multipurpose turf field at Randall Recreation Center has a new name which may sound familiar to Nationals fans…the Ryan Zimmerman Field will officially open this Saturday with a ribbon cutting at 10am. The festivities begin at 8:30am with “fun and games” and concludes with an inaugural baseball game at 10:30am. Guests will include the aforementioned Zimmerman, Nationals manager Dusty Baker, Mayor Muriel Bowser, Ward 6 Council member Charles Allen, ANC 6D commissioners, and other dignitaries. All are welcome to attend. The field was redone this past fall and winter by a partnership between DPR/DGS, the Nationals Dream Foundation, the Cal Ripken ?Sr. Foundation, and Under Armour, which includes baseball and soccer fields.