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.

NCPC Recommendations for 10th Street Corridor Improvements

The National Capital Planning Commission (NCPC) held a public meeting on December 4th to discuss its preliminary long-term and interim recommendations for the 10th Street corridor as a part of the SW Ecodistrict. There are several initiatives simultaneously underway in the general vicinity of the project area. Within the larger SW Ecodistrict area is Federal Triangle South, where GSA will soon issue a Request for Proposals (RFP) to redevelop five parcels it owns from 12th Street to the west, to 6th Street to the east, to Independence Avenue to the north, to Maryland Avenue and a portion of D Street to the south. The northern portion of 10th Street is included within Federal Triangle South. The Office of Planning recently conducted a Small Area Plan for Maryland Avenue, which will intersect with 10th Street when the historic L’Enfant roadway is reconstructed. DDOT is currently undertaking a year-long transportation study of Maryland Avenue. A new SW Business Improvement District, which includes the SW Ecodistrict boundaries, is in the process of being formed and if approved, will begin services next spring. Just to the north of the SW Ecodistrict, the Smithsonian is working on a master plan to improve the southern section of the National Mall in the vicinity of the Smithsonian Castle. Slides from the December 4 NCPC presentation are available here.

Current view up 10th Street from Banneker Park.

10th Street is envisioned as an urban garden promenade that extends the civic character of the National Mall to Banneker Park. The Forrestal complex would be demolished which would allow new streets to be introduced to the area, including Virginia Avenue and Maryland Avenue. This will reduce the blockiness of the building design that’s currently in place. The width of the right-of-way along 10th Street is recommended to be the same as it is today (150 feet), but the sidewalks are narrowed from 29 feet to 24 feet; a five-foot bike lane is added on either side of the street; the roadway on each side is reduced from 26.5 feet to 20 feet; and the median is expanded from 39 feet to 52 feet. 

On the northern section of the street where it is at-grade, a large tree canopy is recommended with trees growing as high as 50 feet in a linear garden. A “Magnet” Plaza to draw people to 10th Street from the Smithsonian Castle is recommended with a water feature near its northern terminus with Independence Avenue. 

Where the street meets L’Enfant Plaza, an Urban Plaza is recommended. The design of the urban plaza can take shape in a variety of forms, including a framed water feature in the median, an architectural feature in the median, a design that encompasses the right-of-way, and stretching out the plaza from the edge of a building to the east to the building on the west. 

Further south, garden rooms are envisioned with shorter trees cascading down to Banneker Park. Pedestrian access through the tree canopy in the northern section and in the southern section would be limited, but the greatest amount of pedestrian crossings would be at the Urban Plaza near L’Enfant Plaza. Programming space could be accommodated at the “Magnet” Plaza, at the intersection with reconstructed Maryland Avenue, and at the Urban Plaza. 

Vision for a new Banneker Park connection to The Wharf.

Short-term improvements include changes to the street where it meets Independence Avenue, programming, wayfinding signage, and connections. 

• Entry – Where the street intersects with Independence Avenue, it is recommended to improve the area with defined crosswalks and Tactical Urbanism, defined by Atlantic Cities’ Nate Berg as “quick, often temporary, cheap projects that aim to make a small part of the city more lively or enjoyable.” Examples of Tactical Urbanism include guerrilla gardening, pavement-to-parks, and open streets.
• Programming – On certain stretches of 10th Street, festival programming can occur, from Independence Avenue to Maryland Avenue, as well as from L’Enfant Plaza to Banneker Park. 
• Wayfinding – Improvements are recommended for the entire length of 10th Street. 
• Connections – Bike lanes, enhanced crosswalks, and lane modifications are recommended. In addition, a stair connection to the Maine Avenue Fish Market is proposed and a path connection to 9th Street. At Banneker Park, a terraced stairway is proposed on the west side with enhanced landscaping that leads down to Maine Avenue where a new signalized intersection is planned along with green walls to help soften the appearance of the existing structure. 

Public comments will be accepted until December 31.

Renderings courtesy of NCPC

Takeaways from SW Ecodistrict Meeting

There was a SW Ecodistrict public meeting Tuesday night hosted by NCPC that discussed some options that are being contemplated for 10th Street, Banneker Park, and stormwater management throughout the ecodistrict. The Southwest Ecodistrict Initiative is comprehensive plan to create a sustainable mixed-use community in a 110-acre area south of the National Mall, which currently includes a significant amount of federal office space.  The slides from the meeting are available here. 

10th Street 

In the interim, there are plans to activate portions of 10th Street with programming. The street has a 150’ right-of-way and at some places, the distance from building to building is 230’. It was suggested that some street festivals that currently take place on Pennsylvania Avenue, NW could be accommodated on 10th Street from Independence to Maryland avenues. Perhaps the Southwest BID in the works could help bring some of that programming to 10th Street. Other ways to improve the street in the interim include furnishings, street painting, lighting, and wayfinding signage. 

In the long-term, it’s recommended that the right-of-way remain at 150’, but the median along 10th Street should be widened from 39’ to 52’ and the sidewalk and vehicle lanes be narrowed to accommodate a five-foot bike lane on both sides of the street. Different alternatives are available to allow trees of varying height to grow on 10th Street, which is built mostly on a bridge structure. In addition, there are three programmatic alternatives for the street – one emphasizes on hardscape (which would allow more flexibility for programming in the median); the second emphasizes on softscape (continuing the feel of the National Mall); and the third emphasizes on water (10th Street used to have water elements). Questions remain about whether the character of 10th Street should be more like a park, a street, linear, episodic, or formal in nature. 

A phased approach to improving the streetscape on 10th Street is preferred, since there is currently no financing dedicated to make improvements. Perhaps some of the funding can be obtained as a result of private development adjacent to the street, such as JBG’s plans for L’Enfant Plaza, or the GSA’s planned redevelopment of the area closest to Independence Avenue called Federal Triangle South. 

Banneker Park 

While there is currently no financing available for streetscape improvements along 10th Street, the developers of The Wharf will finance the construction of a temporary staircase connecting Maine Avenue with Banneker Park to facilitate access from the National Mall and L’Enfant Plaza Metro. Due to the grade change, the stairs can be straight, include switchbacks, or a combination of both. Design of the stair could be monumental, contemporary, natural, or have “District” features found in other areas of the city.

   

Banneker Park.

Stormwater Management 

Even though the amount of development in the SW Ecodistrict will increase to 15 million SF of space compared to about 10 million SF now, the amount of water usage is anticipated to decline. The design of the SW Ecodistrict will allow more stormwater to be captured on site and recycled instead of being sent untreated to the Washington Channel and the Anacostia River. Large cisterns can be built beneath 10th Street and other areas to help store water. Green roofs, flow through swales, and trees can help reduce runoff. In the summer, condensation from air conditioner coils can be collected to create potable water. Capturing and treating stormwater and grey water can be used for non-potable uses such as washing & irrigation while rain and well water can help satisfy potable water demand. 

Comments are being accepted on the SW Ecodistrict website until June 21. 

Rendering courtesy of NCPC

A Few Quick Items: Basketball Star Coming to Amidon-Bowen, History of SW, Opposing Views on DC United Land Swap, SW Ecodistrict Meeting

 

- It was reported in PoPville that basketball legend and children's author Kareem Abdul-Jabbar will be reading to students at Amidon-Bowen Elementary on Friday, May 10 at a "Where the Wild Things Are" celebration.  Each student will receive a free copy of the book. Also in attendance will be Tracy Hutson from "Extreme Makeover: Home Edition" and DC Schools Chancellor Kaya Henderson.

- An article in Atlantic Cities describes the history of Southwest and how the construction of the Southwest freeway cut off the waterfront from the rest of the city. The authors also have a proposal on how to reconnect the quadrant with the rest of the city - which includes removing the freeway, adding a Metro and ferry terminal at East Potomac Park, and creating a "New Mall" on the site of Fort McNair, the second oldest military installation in the US.  Like most of that will ever happen...

- The folks over at Greater Greater Washington make an argument for the city doing a land swap with Akridge in order to allow DC United to build a new soccer stadium in Buzzard Point.  Meanwhile over at Slate, Matthew Yglesias argues that the city should encourage affordable housing instead at Buzzard Point.

- The National Capital Planning Commission (NCPC) will hold a meeting on May 21 to discuss how to improve the 10th Street corridor from Independence Avenue to Banneker Overlook as a part of the SW Ecodistrict Initiative. The meeting will take place at 401 9th Street, NW, Suite 500 North from 6:30 - 8:30pm.

Image courtesy of the NCPC

Final SW Ecodistrict Plan Approved

I'm starting to play catch up on news items that occurred while I was away on vacation in SE Asia for the holidays, so this should be a busy posting week on the blog...  

 

Last week, the National Capital Planning Commission (NCPC) approved the final plan of the SW Ecodistrict Initiative, a comprehensive approach to transform a large swath of acreage in and around L'Enfant Plaza from a federal office enclave to a mixed-use, environmentally sustainable neighborhood.  The 15-block study area comprising 110 acres of federal and private land is bounded by Independence Avenue to the north, Maine Avenue to the south, 12th Street to the west, and 4th Street to the east. The plan revolves around four focus areas:

Reservation 113 at the intersection of Maryland and Virginia Avenues.

• Independence Quarter: A mixed-use community anchored by a national museum and a new headquarters for the U.S. Department of Energy.
• Maryland Avenue: An urban boulevard centered on a signature park and an expanded L'Enfant Station intermodal center.
• 10th Street and Banneker Park: An inviting civic corridor connecting the National Mall and Smithsonian Museums to the southwest waterfront, anchored by an improved Banneker Park, nationally significant cultural destination.
• Southwest Freeway: A private mixed-use development atop the Southwest Freeway will support new connections between existing Southwest neighborhoods, the SW Ecodistrict, and the National Mall.

View of a redeveloped Banneker Park from Maine Avenue.

Although the time frame for implementation of the plan (especially the SW Freeway portion) will be decades, a portion of the plan is already in motion. The General Services Administration (GSA), the largest landlord in the study area, has recently released a Request for Information (RFI) to developers to partner with the GSA to redevelop several parcels it owns in Independence Quarter (or Federal Center South as the real estate agency calls it), including the Forrestal Complex, Cotton Annex, the Wilbur and Orville Wright FAA buildings, and GSA's regional office building.  Other short-term actions will include an economic analysis, an implementation program, a stormwater infrastructure study, and an interim 10th Street/Banneker connection.

The full plan is available here and previous posts on the plan can be found here.

Renderings courtesy of NCPC; ZGF Architects

A Few Quick Items: DC United Stadium Buzz, Bible Museum Coming to SW, Constitution Center Sale Pending, Equity Stake at L’Enfant Plaza for Sale, Veterans Memorial Financed

 - There was an article last week in Sporting News that gave an update on the prospects for DC United’s push for a new stadium.  The new ownership group is starting to have conversations with the city to get them on board with funding infrastructure improvements and assembling land for a soccer stadium. Buzzard Point remains the likely site in the District for the new stadium, although DC United is also in talks with Baltimore officials to possibly relocate to that city. The Buzzard Point site is only a few blocks southwest of Nationals Park and the two facilities would be linked together by Potomac Avenue.

- Vornado is selling two office buildings it owns near the Federal Center SW Metro and one of them – The Washington Design Center at 300 D Street – will most likely be the new home of a bible museum, according to the Washington Business Journal (subscribers only).  From the article:

An affiliate of The Museum of the Bible, a nonprofit organization, has a contract to buy the design center to display its multimillion-dollar collection of sacred texts, artifacts and other items known as the Green Collection, according to sources familiar with the deal…It could take four or five years to open the museum because a large portion of the items to be displayed are now part of a traveling exhibition and will not be available for display immediately.

- Constitution Center, the massive 1.4 million SF office building on top of the L’Enfant Plaza Metro that went up for sale last year is close to finding a buyer. According to citybizlist, MetLife is nearing a deal to purchase the building for somewhere in the vicinity of $750 million.

- According to an article in Capital Business, an equity stake in L’Enfant Plaza is up for sale by JBG, the owner of most of the complex. The equity stake for sale is only for the existing office buildings, not the improvements underway and planned. Those improvements include a new Homewood Suites extended-stay hotel planned for the southeast corner of 9th & D Street, an expansion of the existing retail center, as well as an office building planned on the southeast side of the complex. Eventually, another office building is planned for the plaza area.

- The proposed American Veterans Disabled for Life Memorial has received over $6 million in grant money from the U.S. Department of Transportation's Public Lands Highway Discretionary Program according to the BeyondDC blog. The 2.4-acre memorial is planned for the triangle formed by Washington Avenue, 2nd Street, and C Street. Back in 2010, the National Capital Planning Commission approved the design of the memorial, but infrastructure funding was still needed. With funding now in place, construction will begin next year with dedication planned in early 2014.

Rendering courtesy of the National Capital Planning Commission

SW Ecodistrict Draft Released

The National Capital Planning Commission released the SW Ecodistrict Draft Plan last week.  The plan proposes to transform a 15-block predominantly federal precinct located just south of the National Mall into a highly sustainable, walkable neighborhood that connects the Mall and the Southwest Waterfront, and becomes a showcase of sustainable urban development and the site for new nationally significant memorials, museums, and events.  The proposed SW Ecodistrict comprises almost 110-acres bounded by Independence Avenue, Maine Avenue, 12th Street, and 4th Street.  I've written about the process on several occasions, so I won't go into much detail here about what the plan contains, but following are some highlights:


The plan suggests to re-create and connect streets throughout the Ecodistrict, including Maryland Avenue, Virginia Avenue, and 9th Street.  New pedestrian connections will also be created throughout.


The draft plan proposes four focus areas that would transform the area:

• Independence Quarter: A mixed-use community anchored by a new U.S. Department of Energy headquarters. The Forrestal Headquarters would be redeveloped with uses including residential, hotel, museums, and office.
• Maryland Avenue: A restored urban boulevard centered on a re-imagined park and an expanded L’Enfant Station intermodal center.  The DC Department of Planning released a draft plan for the Maryland Avenue corridor that was approved by the DC Council earlier this year.

An expanded L'Enfant commuter rail station.

• 10th Street and Banneker Park: An inviting civic corridor connecting the National Mall to the SW Waterfront, highlighted by Banneker Park—a nationally significant cultural destination. The demolition of the Forrestal complex would open views along 10th Street to the Smithsonian Castle.

Rendering of the 10th Street corridor.

A redesigned Banneker Park.

• Southwest Freeway: A collection of private mixed-use development and solar panels built on air rights over the SW Freeway. A deck over I-395 would stretch from 12th Street to 9th Street while solar panels would be installed from 9th Street to east of 7th Street.

Aerial view of the SW Ecodistrict.

The public comment period on the draft plan will last until September 10.  If you want to learn more about the draft plan, there will be a public meeting tomorrow from 6:30pm - 8:30pm at 1100 4th Street, second floor.

Renderings courtesy of the National Capital Planning Commission

Draft SW Ecodistrict Plan to be Released

On July 19, the National Capital Planning Commission will hold a meeting to discuss the Draft Southwest Ecodistrict Plan, which has been in the planning stages for the past few years. The last public meeting was held back in July 2011 where three development scenarios were discussed. The Mission Statement of the SW Ecodistrict is as follows: Establish an Ecodistrict that transforms the 10th Street and Maryland Avenue corridors into a vibrant well connected place to commemorate, visit, work, and live in a matter that creates a national showcase of sustainability through innovation, technology, and design. The July 19th meeting will be held from 6:30 - 8:30pm at 1100 4th Street, 2nd Floor Conference Room. The plan will be released online starting on July 12 and public comments will be accepted until September 10th. RSVP for the meeting here.

The Maryland Avenue Small Area Plan, which was conducted by the District Office of Planning and is a component of the SW Ecodistrict, was approved by the DC Council last month.

Rendering courtesy of NCPC

NCPC Ecodistrict Meeting

A Few Quick Items: MD Ave Comment Period Deadline Approaches, Gehry's Design for Eisenhower Memorial Defended, Stairway Collapse, Arena's RED Gets Rave Reviews

- This is the last week for public comment on the Draft Maryland Avenue SW Plan by the DC Office of Planning. I wrote a summary of the draft plan back in December if you'd prefer to read that instead of the full plan. In addition, there will be a mayoral hearing on February 1st at 6:30pm at 1100 4th Street (2nd floor meeting room) to receive testimony on the plan. 

- The Capital Comment Blog at Washingtonian Magazine interviewed Daniel J. Feil, executive architect of the Eisenhower Memorial Commission, who defended the Gehry design of the planned memorial to President Eisenhower in response to a recent interview by the same blog of Eisenhower's granddaughter (Susan Eisenhower), who was critical of the design.  The proposed memorial will be located across the street from the National Air & Space Museum, bounded by Independence Avenue to the north, 4th Street to the east, the Department of Education headquarters to the south, and 6th Street to the west.  The memorial commission will go before the National Capital Planning Commission on March 1 to get preliminary design approval and hopes to have construction underway by the end of the year.

- NBC4 reports that there was a stairwell collapse this evening at an apartment building on the 4300 block of Martin Luther King Jr. Avenue in Bellevue. According to the news story, a delivery person was carrying a large piece of furniture when the stairway gave way. The delivery person sustained serious injuries and was taken to Howard University hospital.

- Arena Stage's RED receives 3 1/2 out of 4 stars from the After Hours Blog at Washingtonian Magazine.  From the review:

It’s a testament to the skills of director Robert Falls that he achieves the seemingly impossible in, currently playing at Arena Stage—he makes spellbinding theater out of watching paint dry. ...To say that art, and one man’s tricky, impenetrable understanding of it, is at the heart of which is co-presented by Arena Stage and Chicago’s Goodman Theatre and arrives here after a well-received Chicago run is an understatement. John Logan’s Tony-winning 2009 play is a fascinating look at the dogmatic, unyielding vision of Rothko, whose paintings (presumably to his chagrin) adorn the walls of endless college dorm rooms and major art galleries alike...For such a short (100 minutes) and focused play, Red manages to cover a surprising number of bases. Rothko’s relationship with Ken, a fictional character invented by Logan to explore the artist’s character, is initially one-sided, but as the play shifts towards its inevitable, almost Oedipal conclusion, Ken’s character takes on a new grittiness, reflecting his mentor. At the play’s start, Andrews is all two-dimensional Richie Cunningham earnestness and Converse sneakers, but as Ken’s tragic past unfolds, the character takes on a new steeliness, with Andrews resisting the temptation to make Ken just a foil for Rothko’s grim self-absorption.

RED will run at Arena Stage until March 11.

Photo courtesy of Arena Stage (by Liz Lauren)

SW Ecodistrict Meeting Recap (Belated)

After several public meetings over the past couple of years to solicit feedback on plans for the Southwest Ecodistrict, the NCPC held another meeting on July 26th to go over the three development scenarios proposed for the area. While the Office of Planning’s meeting on July 14th dealt with the Maryland Avenue corridor, the NCPC meeting took a more holistic approach to the Ecodistrict, but focused more on the 10th Street corridor. The Mission Statement of the SW Ecodistrict is as follows: Establish an Ecodistrict that transforms the 10th Street and Maryland Avenue corridors into a vibrant well connected place to commemorate, visit, work, and live in a matter that creates a national showcase of sustainability through innovation, technology, and design. NCPC recommends at least 1,000 residential units and/or hotel rooms need to be created in the area in order to sustain the neighborhood. Currently, no one lives in the study area. Mixed use development (including residential) will be encouraged in the central portion of the study area from around C Street south to the freeway, while federal and cultural uses will predominate the northern area bordering the National Mall and civic uses at Banneker Overlook. Below are descriptions of the three development scenarios currently under consideration.

The rehabilitation scenario proposes the least amount of changes out of the three development scenarios.

Rehabilitation: Under this scenario, several federal properties would be rehabilitated, including the Department of Energy Headquarters complex along 10th Street, the historic HUD building at 7th & E Street, USPS headquarters along 10th Street, GSA’s building at 7th & D Street, Department of Education headquarters at 4th Street & Independence Avenue, and Wilbur/Orville Wright FAA buildings along Independence Avenue. Infill opportunities exist along Maryland Avenue, 12th Street near Independence Avenue, and at Banneker Overlook. An additional 2.1 – 2.4 million SF of space (divided evenly by federal office, cultural, and residential/hotel) would be added under this scenario, along with 70,000 SF of retail, 3,500 – 4,000 employees, and 840 – 960 residents.

The redevelopment scenario would remove the Department of Energy Forrestal Complex.

Redevelopment: The redevelopment scenario takes things further and proposes instead of rehabilitating the DOE complex, that it should be redeveloped, allowing the view shed to be reestablished along Virginia Avenue towards the Washington Monument. In addition, a portion of I-395 would be decked from 9th Street to just west of 10th Street to create more space for infill development. Between 3.3 and 3.9 million SF of space (divided evenly by federal office, cultural, and residential/hotel) would be created in this scenario, along with 100,000 SF of retail, 5,500 – 6,500 employees, and 1,320 – 1,560 residents.

Repurposing is the most comprehensive of scenarios.

Repurpose: In addition to the rehabilitation and redevelopment of the Ecodistrict, this scenario would look to repurpose three buildings for different uses– the USPS headquarters, the GSA building, and the Wilbur Wright FAA building. The repurposing scenario would add between 3.9 and 4.9 million SF of space.

These are four possible scenarios for a redesigned 10th Street.

Currently, the 10th Street corridor from the Smithsonian Castle to Banneker Overlook is a wide, mostly empty road that’s devoid of a significant tree canopy. There are four scenarios under consideration for the reconstruction of the street – a median axis (or “Ramblas”) with street lanes on the sides and a large median; a roadway axis where the street would run in the middle with wide sidewalks on either side; a pedestrian axis with a large sidewalk on the west side and the street running off-center to the east; and a hybrid median/plaza axis with the median axis format north of Maryland Avenue and south of L’Enfant Plaza, but a plaza format at L’Enfant Plaza. All four scenarios provide ample tree canopy and offer space for a plaza area near L’Enfant Plaza and infill areas along the street. Deep tree wells will allow larger trees to grow along 10th Street and filtration systems will be installed to carry water to storage tanks below the street that will reduce run-off.

Above shows the "maximum" buildout alternative for Banneker Overlook, which includes civic uses near 9th Street.

At Banneker Overlook, two build-out scenarios have been proposed. One is the “minimum” buildout, which adds civic/cultural buildings adjacent to the freeway, a parking zone beneath, and landscape features that connect to Maine Avenue and The Wharf. The “maximum” buildout also includes a civic/cultural building on the hillside near the intersection of 9th Street and Maine Avenue. Throughout the Ecodistrict, sustainable features and principles are proposed to comply with the President’s Executive Order mandating the greening of federal buildings, including water filtration systems (as mentioned above), photovoltaic panels on rooftops and along the freeway, green roofs, a cogeneration plant, building placement to reduce sun exposure, and better use of the district heating system currently in the area.

More information about the SW Ecodistrict can be found here. NCPC will be accepting comments on the plan until this Friday on their project website.

Images courtesy of NCPC

SW Ecodistrict Public Comment Forum Created

There was a meeting last month held by the National Capital Planning Commission (NCPC) to discuss the Southwest Ecodistrict Initiative, an area roughly comprised of the Southwest Federal Center west of 4th Street to 12th Street (including L'Enfant Plaza) and south to Banneker Overlook. The two main corridors that will be analyzed in this district is 10th Street (connecting the National Mall to the Southwest Waterfront) and Maryland Avenue (connecting the Capitol and the Jefferson Memorial). The DC Office of Planning will conduct a study of the Maryland Avenue corridor this summer and the NCPC is exploring the feasibility of decking part of the Southeast-Southwest Freeway from just west of 10th Street over to 9th Street. To follow up with the meeting, a lot of information has been posted on the SW Ecodistrict website, including a public comment forum. If you want to comment about the Ecodistrict plan, sign-up to use the forum - the public comment period will end on April 15th.

Rendering courtesy of the National Capital Planning Commission.

Eisenhower Memorial Concepts Go Before NCPC

Earlier this month, the National Capital Planning Commission (NCPC) met to discuss the latest plans for the Eisenhower Memorial, which is slated for a four-acre rectangular site across the street from the National Air & Space Museum along Independence Avenue between 4th Street and 6th Street. The memorial is being designed by famed architect Frank Gehry, which will be his first design that may actually get built in DC (several years ago, he designed an addition to the Corcoran which never got built due to lack of funding). There are three concepts for the memorial with the third option being the preferred design of the Eisenhower Memorial Commission. This alternative, called the Maryland Park concept, calls for Maryland Avenue to be realigned with the axis of the Capitol building but be closed to vehicular traffic; stone block sculptures with quotes from President Eisenhower surrounding a central grove of sycamore trees; and large woven stainless steel tapestries with scenery from Eisenhower's home town of Abilene, Kansas. The largest tapestry, at 550 feet, would essentially block the view of the U.S. Department of Education headquarters for visitors to the memorial, a building not universally loved for its 1960's architecture. Behind the large tapestry between it and the Department of Education building will be a 50-foot wide promenade, called the LBJ Promenade, which will have benches and landscaping and will serve as an access point to the memorial.

When the NCPC met, there was some concern about the design. In reviewing the memorial plans, the NCPC was using seven design principles created in 2006 to guide the site approval process. Those design principles, from the NCPC's Commission Action, are as follows:

1. Preserve reciprocal views to and from the U.S. Capitol along Maryland Avenue, SW.

2. Enhance the nature of the site as one in a sequence of public spaces embellishing the Maryland Avenue vista.

3. Create a unified memorial site that integrates the disparate parcels into a meaningful and functional public gathering place that also unifies the surrounding precinct.

4. Reflect L’Enfant Plan principles by shaping the memorial site as a separate and distinct public space that complements the Department of Education Headquarters and other surrounding buildings.

5. Respect and complement the architecture of the surrounding precinct.

6. Respect the building lines of the surrounding rights-of-way and the alignment of trees along Maryland Avenue.

7. Incorporate significant green space into the design of the memorial.

According to the NCPC, only design principles #2 and #7 are incorporated in the plans for the Maryland Park option, which means Gehry has a lot of work to do before the NCPC will give site approval.

Images courtesy of the National Capital Planning Commission.

Switzer Building to Add Public Plaza

The street scape along a couple blocks of C Street will soon be enhanced with public plazas and an increase of green space, if the National Capital Planning Commission (NCPC) approves the landscaping plans by the GSA for the Mary E. Switzer Building at its September meeting. Interior renovations are ongoing at the Switzer Building, which are scheduled to be complete by July 2011. Currently, the C Street frontage of the Switzer Building contains a 114-space surface parking lot and narrow sidewalks. The Cohen Building, which is similar in design to the Switzer Building and is located on the north side of C Street, also has a large surface parking lot along C Street.

There are three design alternatives under consideration for the Switzer Building, but all three alternatives will bring the following improvements: C Street, from 3rd Street to 4th Street, will be reduced to one lane in each direction, which will allow the sidewalks on both sides of the street to be widened; bulb-outs at the corners of 4th & C Street and 3rd & C Street; the installation of curb cuts and wheelchair ramps to comply with ADA regulations; a landscaped plaza on the north side of the building; street trees; a concession/coffee stand; public art to hide vent shafts; permanent perimeter security measures; install a back-up generator below-grade; provide Level IV security for the building; and use sustainable practices. Here are descriptions of the three design alternatives from the Environmental Assessment:

Alternative A
Under Alternative A, the entire existing surface parking lot on the north side of the building would be converted to landscaped plaza. The proposed design would combine both open lawn and fully planted landscaped panels. A coffee/concession stand accessible to the public would be installed at the east end of the plaza.

Alternative B
Alternative B proposes to convert the existing surface parking lot to a landscaped plaza. The landscaped plaza design would include open lawn panels opposite the two entrances with fully planted landscaped panels flanking
the lawns on the east and west ends. Surface parking for approximately 11 vehicles would be located at the center of the plaza and would be bordered on 4 sides by planting beds. The lot would be designed such that it could serve as an additional outdoor venue when not used for parking. A coffee/concession stand and small seating area would be installed at the east end of the plaza adjacent to the 3rd Street sidewalk.

Alternative C
Alternative C proposes to convert the existing surface parking lot to a landscaped plaza. The landscaped plaza design would include open lawn panels opposite the two entrances with fully planted landscaped panels flanking the lawns on the east and west ends. Surface parking for approximately 28 vehicles would be located at the center of the plaza and would be bordered on the north, east, and west sides by planting beds. The lot would be designed such that it could serve as an additional outdoor venue when not used for parking. A coffee/concession stand and small seating area would be installed at the east end of the plaza adjacent to the 3rd Street sidewalk.

These proposed improvements come on the heels of plans for Federal Building #8 next door, which is currently under renovation and will also incorporate elements of the Switzer Building landscaping plan. Other improvements in the SW Federal Center area include Eisenhower Square at 4th Street & Independence Avenue and the American Veterans Disabled for Life Memorial at 2nd Street and Washington Avenue.

The GSA prefers Alternative B and will make its case to the NCPC at the September 2nd meeting. Public comment is open on the proposal until August 9th.

NCPC to Approve Final Plans for Veterans Memorial

At the National Capital Planning Commission's upcoming meeting on July 1st, it is expected that the agency will approve final site and building plans for the American Veterans Disabled for Life Memorial (AVDLM), planned for the intersection of 2nd Street and Washington Avenue. The memorial is being built by the Disabled Veterans' LIFE Memorial Foundation, Inc. and was designed by Michael Vergason, Landscape Architects, LTD. Currently, the two-acre site serves as a pathway between Capitol Hill and the SW Federal Center. The AVDLM will contain the following components: a star fountain with eternal flame, triangular reflecting pool, granite paving, stone and glass walls, sculptural elements, trees, landscaping, lighting, and parking on the south side of the site.

The glass walls planned at the memorial (also known as the Voices of Veterans) will include quotes of disabled veterans and seven images showing wounded and disabled soldiers and veterans and images of care givers. The "Wall of Gratitude" that will run along the middle of the memorial will contain quotations from George Washington and Dwight Eisenhower when they were generals. A full description of the components of the AVDLM can be found in NCPC's Staff Recommendation. Utility work is supposed to get started this summer, with construction of the memorial to begin in June 2011, and construction complete in mid-2012.

Images courtesy of the National Capital Planning Commission.

Presentation This Thursday on Eisenhower Square

The National Capital Planning Commission will be holding their June meeting on Thursday and one of the items on the agenda, as reported by DCMud, is a presentation by Gehry Partners on Eisenhower Square, the memorial planned for President Eisenhower just south of the National Air & Space Museum between 4th Street and 6th Street. The four-acre memorial will close off Maryland Avenue, but sight lines to the Capitol will be maintained. Also on the agenda is the new Metrobus facility planned at DC Village.

Should an Iconic Ferry Terminal be Built on the Southwest Waterfront?

With news of a water taxi company beginning operations on the Southwest Waterfront, the question comes to mind how we as a city and region should treat water transit? In recent years, the idea of having water taxi service along the Potomac and Anacostia Rivers has been studied and regular service is now available between Alexandria and National Harbor. If more stops are added and different water taxi companies begin offering reliable service at affordable prices, could water taxi commuting catch on in DC? American River Transit is a new company that will offer water taxi service to the Southwest Waterfront, Georgetown, Diamond Teague Park, and Alexandria, with future stops at Poplar Point and National Airport. They will join Potomac Riverboat Company as those who will have regular ferry service in the region. If water taxis do catch on in DC like they have in other cities, then the most logical place for a regional water transit hub would be the Southwest Waterfront. Can you imagine a multimodal transit facility along the Washington Channel (like Hoboken Terminal), with ferry docks, light rail station, and easy access to L’Enfant Plaza – the most connected Metro station in the system – and its revitalized 10th Street corridor? Water taxis could dock at the ferry terminal, as well as cruise ships like Spirit Cruises and the Odyssey. The current terminal for Spirit Cruises is pictured at top right and the Odyssey terminal is on the left. The new ferry terminal could become an iconic structure on the waterfront, similar to Union Station, National Airport, and Dulles Airport terminals. Heck, memorialize the building and name it after a former president, or connect it to a National Naval Museum.

Construction of a new ferry terminal building could coincide with the redevelopment of the Southwest Waterfront, which should get underway by 2012. There’s a longer-term plan by the National Capital Planning Commission to redesign East Potomac Park and build a canal through there, which would improve boat access to the Southwest Waterfront from the Potomac River. Is a new, iconic ferry terminal building as a part of the redevelopment of the Southwest Waterfront a worthy endeavor? Vote in May’s poll at the top left corner of the blog and/or feel free to make a comment.

NCPC to Take Up Several SW-Related Items Tomorrow

The National Capital Planning Commission (NCPC) will have their monthly meeting tomorrow afternoon and several of their agenda items are for projects located in Southwest. One of those projects is the District of Columbia War Memorial, which is located in West Potomac Park and is dedicated to District residents that fought in World War I. The National Park Service (NPS) is seeking approval for renovations. Thanks to the American Recovery and Reinvestment Act, the NPS received $7.3 million for repairs last April, but back then, the renovation was supposed to be completed by September of this year. The Commission is expected to approve final site and building plans for the memorial.

In addition, the NCPC is set to approve the replacement of the roof and window sashes at the Arts and Industries Building on the National Mall. The Arts and Industries Building is currently vacant, but these improvements, along with other restorative work that's currently underway, are necessary to maintain the 100+ year-old structure as a new use is determined for it by the Smithsonian Institution.

The DC Zoning Commission is requesting that zoning rules be changed so that development of District-funded affordable housing or as part of an approved New Community plan can achieve the maximum allowable Floor Area Ratio (FAR) and building height in a Transferable Development Rights (TDR) Receiving Zone through a special exception by the Zoning Commission. Parts of the Federal Center SW area are in the receiving zones, so higher-density development would be permitted in this part of the city under the rule change. The NCPC will most likely approve this change as well.

An agenda item that has city-wide ramifications is the CapitalSpace plan, which seeks to improve the quality of park space around the city, from pocket parks to squares & circles to the fort parks. As a part of this plan, one of the case studies in the draft plan was Lansburg Park. However, it appears that the Lansburg Park plan was omitted from the final draft.

Also on the agenda is to consider plans that were released in December by the Hirshhorn Museum to provide a 145-foot temporary inflatable structure in the museum's courtyard in May and October starting in 2011. It looks like the NCPC likes the overall concept, but has some outstanding issues that need to be addressed, including ADA accessibility and views along the Mall.

One item on the agenda that the NCPC isn't too pleased about is a plan to construct an administrative building and warehouse at the Naval Support Facility Anacostia, which is next to Bolling Air Force Base. Before the plans are approved, the NCPC wants to be sure that views to and from the new U.S. Coast Guard headquarters at St. Elizabeths aren't blocked by the planned buildings.

Design Concept Selected for Eisenhower Square

The Washington Post reports that the Dwight D. Eisenhower Memorial Commission met today to select a design concept for Eisenhower Square, the name of the memorial planned across from the National Air & Space Museum for President Eisenhower. The article gives a brief description of the selected design concept:

The commission chose the most elaborate of the designs, with a central grove and columns on the north and south sides, plus a "tapestry" of woven stainless steel mesh.

Back in January, the Commission selected Gilbane Building Company to oversee the design and construction of the memorial, which will be designed by famed LA architect Frank Gehry. The Commission will present their selection to the National Capital Planning Commission at their next meeting on April 1. Hopefully I can get a rendering of the design concept soon to include with this post.

Update: The Post has another article about the memorial that includes a rendering and gives more details about the plans. Here's an excerpt from the article:

Instead, Gehry has proposed closing off a newly defined square defined by the intersection of Independence and Maryland avenues and Fourth and Sixth streets SW. The north and south sides of "Eisenhower Square" will be [lined] by huge limestone columns, the interior filled with a grove of large oaks and a semicircular space made of a rough assemblage of monolithic stone blocks. There will also be carvings and inscriptions and a service building. But the most intriguing and potentially most problematic element of the design are three huge tapestries, made of woven metal. Preliminary models show one tapestry running along almost the full height and length of the north face of the Lyndon Baines Johnson Department of Education Building. That could limit light and affect sightlines for workers who once had views to the Mall. Gehry, who attended the commission's Capitol Hill news conference, said that the tapestry would be translucent and that it will stand 90 to 100 feet away from the Education Department building, which is essentially the width of a city street.

The memorial will close off Maryland Avenue, but sightlines to the Capitol will be maintained.

Update #2: Above is a rendering of the proposed memorial, from the Eisenhower Memorial Commission.

Update #3: DCist and Greater Greater Washington have posts about the memorial, along with more renderings.