Work Underway at River Point

Construction fencing is up and interior demolition is underway at the former coast guard headquarters building at 2100 2nd Street in Buzzard Point (h/t to reader Bill). Once complete in 2020, River Point will contain 470+ rental apartment units and over 60,000 SF of ground floor retail on all sides of the building, with restaurants facing the Anacostia River. In a May interview with Bisnow, Akridge’s Chip Akridge stated they have a letter of intent with a drugstore and are in final negotiations with a fitness tenant that will open a fitness facility. The developer is also targeting a food hall. A Capital Bikeshare station is planned for the SW corner of the site along the 2nd Street cycle track.

Akridge also stated during the Bisnow interview that the first phase of its adjacent, 7-acre 100 V Street development may get underway early next year. The first phase will be on the southeast corner of the site, which will be called First and V and will contain approximately 250 rental apartment units. 

Another big residential conversion may soon get underway nearby. Michael Neibauer from the Washington Business Journal tweeted this week that Douglas Development has secured a permit to start work on its conversion of 1900 Half Street to a mixed-use development with 419 rental apartment units and 15,600 SF of ground floor retail. 

1900 Half Street

Renderings courtesy of 2100 2nd Street, SW LLC and Antunovich Associates

Landscape Architect Selected for Riverpoint

West 8 was selected as the designer of the public realm and waterfront for the Riverpoint project on Buzzard Point. This will be the firm’s first Washington project – it has done work around the world, notably at Governor’s Island in New York City, Madrid, Seoul, and Hong Kong. While we don’t know yet what the project will look like, this excerpt from West 8’s website gives some clues about their design philosophy: 

West 8 approaches the production of nature in two different - but characteristically Dutch - ways. First, we take a classic civil engineering approach for creating landscape - a logic based on utility and necessity. Second, we are part of a landscape tradition that confers identity and, therefore, understand the need for creating symbols in the production of landscape. This method envisions a new nature, a 'second nature' of constructed landscapes that respond to pragmatic demands (water management, population growth, traffic congestion) and also reinforce the culture to which they belong (identity, symbols, expression).
In a departure from the old demolish and install engineering methodology, or the current preserve and protect model, we are adding and expressing new natures. The real future in today's debate about sustainability lies not in a political or philosophical dialogue about what we are protecting or how we are going to 'sustain' it, but rather how to actively create new ecologies. Creating land and then painting it: in many ways, this is the soul of Dutch culture. 

Riverpoint is a planned mixed-use development on the site of the former Coast Guard headquarters at 2100 Second Street, spearheaded by Western Development, Akridge, Orr Partners, Redbrick LMD LLC and Jefferson Apartment Group. Anticipated uses include apartments, condos, 80,000 SF of retail, and floating restaurants.

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

Buzzard Point Update

Over the weekend, the District transferred control of the D.C. United stadium site in Buzzard Point to the team, according to The Washington Post. The District was responsible for assembling the land, razing the existing buildings, and utilities upgrades. A revised PUD application was released over the summer and the team will be facing the Zoning Commission in November. If the stadium plan receives approval, construction can begin in early 2017. As a result, the scheduled opening of the new stadium has now slipped a few months to at least June 2018. The team will likely have to plan an extended road trip in the first part of the 2018 MLS season before they can play their first match in their new home since they intend to leave RFK at the end of the 2017 season. 

Meanwhile, construction continues at the new Pepco Waterfront substation, with the steel frame of the south side of the building now up. Road closures around the construction sites of the stadium and the substation are now in effect, limiting access to the area. The substation is scheduled to be completed in 2017. 

Akridge has revived their marketing for 100 V Street, the seven-acre site they own just south of the stadium site (the site was originally nine acres – two acres were taken by eminent domain for the stadium project). 100 V Street is now planned as a 2.4-million SF mixed-use development (it previously was planned as an ideal location for a federal tenant pre-soccer stadium). The site is just north of the former Coast Guard headquarters building, which will be redeveloped by a team of developers including Akridge to a mixed-use project called Riverpoint with rental apartments, condos, and retail. 

The new owner of the site to the east of the Riverpoint project has renamed the proposed condominium Peninsula 88. A press release was sent last month stating the new name and that plans were submitted to the Zoning Commission (the plans are not yet available online). Even though the architect remains the same as what it was under the previous owner, the design has been changed. Part of the site is currently being used as a flower farm, which was featured in The Southwester. Construction on the condo project is expected to start in 2017.

Renderings courtesy of D.C. United and Akridge

Council Approves Stadium Bill, Awaits Mayor's Signature

The DC Council unanimously approved the District of Columbia Soccer Stadium Act of 2014 on second reading earlier today, which sets things in motion toward building a new stadium for DC United at 2nd and R streets on Buzzard Point. If things go as planned, the stadium will begin construction before the end of 2015 and will open in time for the 2017 MLS season. The city will use a combination of borrowing and a land swap to pay for its portion of the stadium, which covers land acquisition, environmental remediation and infrastructure improvements. One obstacle that is still left is how the city will acquire a two-acre parcel in the stadium footprint owned by Akridge. Since the land swap for the Reeves Center has been removed from the legislation, the city will need to purchase the parcel, by eminent domain if necessary. 

The road leading to this vote was a long one. Chatter about DC United’s interest in Buzzard Point first surfaced during the Great Recession in 2009, after plans to build a stadium at Poplar Point fell apart. DC United has been looking for a new home; the team currently plays at RFK Stadium, an aging multipurpose venue that lacks the intimacy or upgrades that are found in modern soccer-specific stadiums. Akridge’s 100 V Street parcel was eyed as a potential stadium location. At the time, Akridge was marketing the nine-acre site as a secure office complex for a federal tenant, but there was little interest from office tenants. Then in 2011, a land swap was proposed with Akridge, but not for a soccer stadium – it was to swap land in Hill East that houses the DC Jail for the 100 V Street parcel to build a new jail; however, this proposal never moved beyond the discussion phase. 

Several sites around the city were considered by DC United for the stadium, but ultimately Buzzard Point won out. Mayor Gray and DC United team owner Jason Levien signed a term sheet in July of 2013 to locate a new, 20,000-seat stadium on a portion of the 100 V Street parcel on Buzzard Point. Other landowners in the stadium footprint include Pepco, Super Salvage, and Washington Kastles owner Mark Ein. In the agreement, the city would contribute about $150 million for land acquisition and infrastructure improvements while the team would pay $150 million to build the stadium. In addition to the stadium, the team plans to eventually build a hotel and some retail space within the stadium footprint. Legislation was introduced to the Council last spring and a series of hearings were held over the summer and early fall. Some components of the deal announced last year have changed, including the Reeves Center land swap and some of the tax incentives offered to the team, but most of the deal’s original terms have remained intact. A Community Benefits Agreement (CBA) was added to the Council legislation at the behest of the CBCC and other local organizations, which includes restoration of Circulator service with an extension to Buzzard Point; funding for improvements to Randall Recreation Center; and a workforce intermediary to connect ANC 6D residents with stadium-related jobs. A separate CBA will be signed with DC United. 

This largely industrial section of Southwest will likely be transformed as a result of the stadium. An Urban Design Framework draft for Buzzard Point released by the Office of Planning over the summer will inform and guide public and private development decisions in the area for the next 10 years. The new stadium’s location, less than three blocks southwest of Nationals Park, will facilitate the creation of a stadium district in the area, since Potomac Avenue will link the stadia. There is the potential for over 10 million square feet of development on Buzzard Point, including up to 4,000 residential units, a maritime museum, marinas, and an esplanade along the Anacostia River. 

Next up: DC United will need to go before the Zoning Commission in 2015 to get approval for the stadium’s design.  Vamos United!

Renderings courtesy of DC United and DC Office of Planning

Council Approves Amended DC United Stadium Deal

At yesterday’s legislative meeting, the DC Council unanimously approved the DC United stadium deal, although a second reading of the bill is scheduled in two weeks for final passage. If the bill receives final passage and is signed by the Mayor (the latter is uncertain due to issues with the funding scheme devised by the Council), it will allow the city to move forward with purchasing land to build a $300 million, 20,000-seat stadium at 2nd and R streets on Buzzard Point. The city’s contribution would be capped at $150 million. The stadium could open in time for the 2017 MLS season if all goes well, but there are still several hurdles left before we see fans walking down Potomac Avenue. 

Included in the legislation is a method to pay for the stadium, which Council Chair Phil Mendelson stated from the dais that Mayor Gray had not provided when he submitted the legislation back in May. After the Council removed the Reeves Center land swap from the deal, a roughly $62 million funding gap emerged since proceeds from the swap would have contributed to land assembly costs. Now, the city will need to purchase a two-acre parcel on Buzzard Point from Akridge either outright or by eminent domain, in addition to the land purchases already agreed to for other parcels in the stadium footprint (a land swap with Pepco will still proceed). 

Also included in the bill are community benefits specific to the area near the proposed stadium, negotiated between the Council and the CBCC, a member of the Winning Goal Coalition. For instance, $4.9 million in operating dollars from the FY 2015 budget will be provided to restore the Convention Center – Southwest Waterfront Circulator route (earlier than the FY 2020 estimate in DDOT’s DC Circulator Transit Development Plan), but the route will be extended south into Buzzard Point. Funding was already in place to extend the Navy Yard – Union Station route into Southwest in FY 2015. Although streetcar routes are planned to eventually serve Buzzard Point, the Circulator will bring transit to the area sooner and funding for expanding the streetcar network are in limbo. The city will also provide $121,000 for a workforce intermediary to connect residents of ANC 6D with employment opportunities during construction of the stadium and for the first two years of operations. In addition, $250,000 will be provided to renovate the Randall Recreation Center building and provide programming beyond 2015 since funding was set to run out for programming on September 30, 2015. Ward 6 Council member Tommy Wells also expressed his commitment to preserve the mix of affordable housing in the area near the stadium and if any redevelopment of those communities were to proceed, a "one-to-one" replacement of the affordable units should be achieved. Additional community benefits are still being negotiated separately with DC United which may include summer jobs for local youth, United Soccer Club programming at local schools, scholarships for soccer day camps, free tickets for local youth, meeting space and use of the stadium for community events, among other things. 

While it appears that Akridge got the raw end of the deal by not getting the Reeves Center in the land swap, most of the news yesterday was good for the developer, which might help the city get the Buzzard Point land without the need for eminent domain. Akridge will likely get more money for the Buzzard Point land than it would have received in the land swap, since the price per square foot that Pepco and Super Salvage have agreed to receive for their parcels is higher than the previously agreed amount between the city and Akridge during the land swap negotiations. After Akridge sells its two-acre parcel for the stadium, it will still have seven acres just to the south of the new stadium. At one point, the 100 V Street parcel was planned as a 2.7 million SF secure office enclave to entice a federal agency; however, with a soccer stadium adjacent, those plans have likely changed (and if they haven’t they should!). There have been rumors that at least multifamily and hotel uses are being planned for the site, but Akridge has not made their intentions public yet. 

Also included in the financing package for the stadium, funding for the “Hopscotch Bridge” on H Street, NE has been moved up to the FY 2015 budget so the new bridge will be completed by 2018. The lifespan of the current bridge is near its end and a new bridge will allow several planned projects to move forward: 

• The H Street streetcar line can extend west past Union Station and go all the way to Georgetown. 
• Amtrak can increase rail service (whose trains run below the bridge) and expand Union Station. The placement of the columns on the current bridge is preventing Amtrak from moving forward with its expansion. 
• A multi-block air-rights development behind Union Station called Burnham Place can move forward, which is being developed by Akridge. 

On the same day that the soccer stadium deal was approved, a separate deal was approved by the Council for Akridge to renovate the historic Stevens School in the West End for a special needs school and will allow the developer to build an office building on adjacent land. 

With the Reeves Center swap out, the proposed Anacostia Reeves Center complex is also on hold. As Council Chair Mendelson put it, the city may choose at some point to sell the Reeves Center on the open market and use the proceeds to build a new municipal complex in Anacostia; however, it will not be included in the DC United stadium deal. The second vote on the stadium deal will be on December 16, the last legislative session of 2014 for the Council.

Rendering courtesy of DC United

Latest on Buzzard Point Soccer Stadium Proposal

At Tuesday night’s soccer stadium Open House, representatives from the District government, DC United, and developer Akridge had a series of information stations covering different aspects of the proposal, such as transportation and planning. This Open House follows the forum hosted by SWNA back on September 15. Over the summer, a series of plans and studies have been conducted for the stadium proposal and surrounding Buzzard Point neighborhood, including a Special Events Study, a Transportation Management Plan, and the Buzzard Point Urban Design Framework. Here’s what we now know about the proposal: 

The Stadium 

The District and DC United propose a $300 million, 20,000-seat soccer stadium at 2nd and R streets in Buzzard Point, about two blocks southwest of Nationals Park. There is a chance that in the final design, the number of seats at the stadium could decrease to 18,000. The District will contribute up to $150 million in a series of land swaps with Akridge and Pepco, as well as infrastructure improvements needed for the stadium site; a tax abatement will be provided to the team over a period of 20 years. The land swaps will allow the District to provide a subsidy for the stadium without breaching the debt limit cap placed on the city. DC United will contribute the remaining $150 million to build the stadium.

Major League Soccer’s season lasts from March to November and most of DC United’s home matches occur on weekend nights. Once the stadium opens in the Spring of 2017, there will be an average of 23 home matches per season with an average attendance of 19,200; five sold-out international soccer matches; three sold out concerts; five community events with an average attendance of 4,000 people; and 10 other events with an average attendance of 6,000 people for a total of 46 events a year.

Buzzard Point 

The Urban Design Framework developed for Buzzard Point will inform and guide public and private development decisions for the next 10 years. A summary of the draft can be found here, but some interesting details were mentioned at the forum and Open House. Development in Buzzard Point will be focused toward the rest of the Capitol Riverfront BID area along Potomac Avenue in order to protect the existing housing north of the stadium site. A riverfront esplanade will connect to Yards Park and a more naturalized shoreline is envisioned. A Maritime Museum is planned for a site that lines up with the axis of the Capitol and the soccer stadium south of the proposed traffic oval on South Capitol Street. The addition of residential units in Buzzard Point will come from new construction on empty lots, but will also come from the repurposing of existing buildings in the area, including the Transpoint Building, 1900 Half Street, and the Buzzard Point Power Plant.

Stadium Deal Finalized, Ziegfeld’s/Secrets Building for Sale

 

Mayor Gray announced today in a press release that the city has reached final business terms with DC United to build a new 20,000 – 25,000-seat soccer stadium in Buzzard Point at 2nd and R streets. The announcement comes ten months after the city signed a term sheet with DC United. Currently, the city controls 88 percent of the stadium site and “has also brokered an agreement in principle for acquisition of the final parcels for full possession of the required land for the stadium,” according to the press release. 

“This is a major step forward for economic development in the District of Columbia,” said Mayor Gray in a prepared statement. “The new soccer stadium will be the connector between developing areas around our baseball stadium and the new Wharf development along our Southwest Waterfront. The new soccer stadium is the final catalyst for what is certain to become one of the most vibrant and sustainable sports and retail districts in America.” 

Some of the components of the deal include a land swap with Akridge – the city will offer the Reeves Building at 14th and U streets, NW in exchange for a portion of the stadium site. Akridge originally planned a secure office campus ideally for a federal tenant on their three-block long, nine-acre site, which was being marketed as 100 V Street. The developer will retain the southern two blocks of the site and will more than likely build a mixed-use project oriented to an entertainment district rather than a federal enclave, although that is pure speculation at this point. A new Reeves complex will be built in Anacostia that will be completed in three years. The city will also acquire land owned by Pepco in the stadium footprint and in turn, Pepco will buy city-owned land at 1st and K streets, NW, where they will be required to build a new substation. This substation is in addition to the one Pepco has planned in Buzzard Point at 1st and Q streets. Details on the sale of the other parcels needed for the stadium have not been finalized yet. 

The city will spend a maximum of $150 million for land acquisition and infrastructure, while DC United will pay an estimated $150 million to build the stadium. Additional uses will be built adjacent to the actual stadium within the footprint, presumably a hotel, team offices, and some retail. The land will be leased by the team for 30 years (up to 40 years if renewed) at a subsidized rate of $1 per year, but the ancillary uses portion of the site can be renewed for a longer term provided the team pays market rent during that additional term. Property and sales taxes will be phased in during the life of the ground lease, as well as a $2 ticket surcharge. 

Land Swap Ground Rules Set

It was reported in Capital Business today that the city and Akridge have agreed on ground rules to do a land swap for a portion of the DC United stadium footprint owned by the developer. In exchange for the stadium acreage, the District will give Akridge the Reeves Building at 14th and U streets, NW. Both parties have determined that the Reeves Building land is worth more than the Buzzard Point property, but in order to determine the value of both, three appraisers will perform a valuation of the land. From the article:

The panel of appraisers would provide their estimates in writing to the District and Akridge by Oct. 14. By Nov. 1, D.C. and Akridge are to have entered a definitive agreement to complete the swap and Lew plans to submit that — along with other Buzzard Point land agreements — to the D.C. Council by Nov. 15, which would give the council time to consider a stadium package before the end of the year. The land deals would close 30 days after council approval. 

Akridge owns the southwest corner of the stadium footprint.

Akridge will maintain ownership of the rest of their 100 V Street site in Buzzard Point, which most likely has increased in value since the announcement of the stadium deal. According to the article, the date of valuation for the Akridge parcel has to be the day before the announcement of the stadium deal, so the appreciation of value isn't considered in the land swap.

An aggressive timeline was set by the city and DC United to complete negotiations for the stadium when the two signed a term sheet back in July. Since then, DC United has agreed to use union labor for large contracts to construct the stadium. The team hopes to play their first game in Buzzard Point by March 2016.

Rendering courtesy of Gensler

Update:  A second article in The Washington Post mentions that the DC Council has been briefed on the stadium deal and has concerns, including the compressed timeline, whether revamping RFK Stadium has been thoroughly vetted, the land swap, and the tax abatement for the team.

More on DC United Stadium Deal

 

Yesterday morning, Mayor Gray and Jason Levien from DC United, along with City Administrator Allen Lew and property owners in the stadium footprint, announced a deal to build a new, LEED-certified 20,000 to 25,000 seat stadium for DC United in Buzzard Point at 2nd and R streets. At the press conference, the mayor explained the complex deal that will bring a new stadium to Southwest, or as Lew stated, “a giant jigsaw puzzle.” The cost of the $300 million stadium will be split between the city and the team. According to the term sheet signed by Gray and Levien after the press conference, DC United will spend $150 million to build the stadium while the District will spend $40 million (up to a maximum of $50 million) on infrastructure improvements/environmental remediation and approximately $100 million for land assembly; however, the city intends not to actually use cash to purchase land for the stadium, but instead will do a series of land swaps. 

Mayor Gray at the press conference.

A land swap that has been agreed to already is between the District and Akridge, which owns a portion of the stadium site – the block bounded by 2nd Street to the west, S Street to the north, First Street to the east, and T Street to the south. The block is the northern part of Akridge’s 100 V Street project, which was initially designed to be a secure complex for a federal tenant. In exchange for the two-acre parcel, Akridge will get the Reeves Center building at 14th and U streets, NW, a functionally obsolete building in a rapidly developing part of the city. The employees at the current Reeves building would be relocated to a new Reeves complex to be built in Anacostia at Martin Luther King, Jr. Avenue and Good Hope Road, SE.  Meanwhile, Akridge would still retain the southern two blocks of their 9-acre site in Buzzard Point, which presumably would be developed as a mixed use project similar to what they have planned to the north of Nationals Park on Half Street, SE instead of a secure federal complex. A rendering was displayed at the press conference of their proposed development on 14th Street, NW, but not for their remaining land at 100 V Street.  It sounds like they got a great deal.  

Stadium footprint is highlighted in red. A future streetcar station will be located adjacent to the stadium.

Agreements have not been reached yet with Pepco or Mark Ein (owner of the Washington Kastles franchise), the other two private landowners at the stadium site. While the term sheet dictates that the District must come to an agreement with Akridge and Ein by January 1, 2014, there is no deadline for an agreement with Pepco on the operating substation since it’s expected that it will take longer to reach consensus for that parcel. The stadium design will allow construction of the playing field to be complete and operational without the substation block, which is on the southeastern block of the four-block stadium site.

Aerial view of the stadium. Courtesy of Gensler

The team will be permitted to develop ancillary uses within the stadium footprint to enhance the game day experience (retail, hotel, etc.), but that development should be designed in such a way that it provides amenities to the surrounding neighborhoods on non-game days. From the looks of the overhead rendering, the playing field will take up two blocks from R Street to T Street and one block from 2nd Street to First Street, so the stadium can be built even if Pepco doesn’t give up their land. First Street will curve towards Half Street north of T Street and appears to be a pedestrian plaza (at least on game days). Ancillary development will occur on the east side of the stadium footprint from First Street to Half Street.

The National Defense University at Fort McNair is across the street from the stadium site.

The term sheet states that the District will “pursue (i) re-sequencing options so as to advance construction of the Buzzard Point/Downtown streetcar line and (ii) the construction of a streetcar stop adjacent to the Stadium Site.”  No details are mentioned whether the streetcar line would be completed before the stadium is completed in 2016.  The reconstruction of Maine Avenue for The Wharf project will be going on before then, so I imagine streetcar tracks could be installed at that time for the portion of the line from 6th Street to 7th Street. The District will not provide parking spaces at the site and it’s unknown how many parking spaces will be provided on site by the team for fans.

Night time rendering of stadium. Courtesy of HKS.

At least 51% of the jobs at the stadium (excluding United players, coaches, training staff, and front office management) will go to District residents. In addition, at least 35% of operation contracts for the stadium, including security, food service, janitorial services, etc., shall go to businesses certified by DSLBD. Throughout the term of the ground lease, the team is not permitted to leave the District of Columbia or move its principal offices outside of the city. In addition, the team must make reasonable efforts to locate its practice facilities within the city. The terms of the ground lease are still being negotiated, but it will most likely be for the estimated useful like of the stadium (25 to 35 years).

DC United Managing Partner Jason Levien and Mayor Gray sign the term sheet.

Upcoming milestones for the project include:

• October 1, 2013: A transaction agreement will need to be completed that explicitly states the terms between the District and DC United.
• January 1, 2014: The District must have site control of the stadium site, except for the Pepco substation block, as well as DC Council approval and Congressional approval (if necessary). DC United must provide evidence that it has the ability to fund the construction of the stadium within 30 days of the District completing the above tasks.
• March 1, 2015: The District must have the site prepared for construction, including infrastructure work and utility relocation, demolition of existing buildings on the stadium site (except for the Pepco substation), environmental remediation, as well as any street or alley closings.  In addition, DC United must have obtained all Zoning Commission and Zoning Adjustment approvals, as well as advanced the stadium design at least to the design development completion level.
• July 1, 2015: DC United needs to enter into a construction contract for the stadium.
• January 1, 2017: The stadium shall be substantially complete, but both parties are aiming for completion by March 1, 2016, in time for the beginning of the 2016 MLS season.

If the two parties do not reach the milestone dates, there are options available for either party to walk away from the deal.

The press conference and stadium deal has been widely reported in the press.  Here are links to some of the articles:

• The Washington Post
• Washington Business Journal
• The Washington Informer
• Housing Complex
• Greater Greater Washington
• The Blade
• NBC 4
• Fox 5
• ABC 7
• WUSA*9

More Progress in DC United Stadium Talks

According to an article in Capital Business, Pepco is in preliminary talks with the city to allow construction of a new stadium for DC United on property partially owned by the utility company in Buzzard Point. This is progress since Pepco was previously not interested in having its land used for a stadium. From the article:

“Pepco has been in preliminary discussions with representatives from the District and DC United regarding the potential siting of a new soccer stadium near the Buzzard Point Facility,” said Pepco spokesman Marcus Beal in an e-mail.

Beal did not say whether Pepco would consider selling or transferring the land to the District. But he said the company wanted to be supportive of the city’s economic development efforts in determining whether the site could accommodate a stadium.

“At this stage, we are only discussing the feasibility and impacts that building the stadium in the area might have on the existing underground electric infrastructure that serves this corridor of the city,” he said. “Pepco is supportive of efforts to bring new economic development opportunities to the District while providing safe and reliable electric service to our customers.”

The proposed stadium site is located just a few blocks southwest of Nationals Park at Potomac Avenue and 1st Street. If a deal goes through between the city and DC United, the team would pay to build the stadium and the city would be responsible for land acquisition and infrastructure improvements.  Besides Pepco, other landowners include the District, Akridge, and Washington Kastles owner Mark Ein.

Rendering courtesy of Akridge

DC United Stadium Proposal

There’s an article in this week’s Capital Business about plans for a possible Buzzard Point stadium for DC United that were developed back in 2010 by Dallas-based architecture firm HKS.  A map in the article shows the footprint of the proposed stadium site, which covers only a small portion of the 100 V Street site owned by Akridge (the southern block of the 100 V Street site is slated for a velodrome - at least temporarily). There would also be other amenities in the area to make the Potomac Avenue corridor an entertainment district linking the Buzzard Point stadium and Nationals Park, similar to some ideas floated last year on this blog.  Here’s a snippet from the article about the plan:

The stadium would have team offices, a club venue and underground parking. A public plaza, shopping, ticketing center and theater would line Half Street SW. The planners included images from outside other famous sporting venues, including Boston’s Fenway Park, San Diego’s Petco Park and Flushing Meadows in New York City.

There’s also an unnamed source in the Gray administration mentioned in the article stating the city might be willing to pay for new infrastructure if the team can finance construction of the stadium.  Back in November, Mayor Gray stated at a SWNA meeting his support for DC United remaining in DC, but said the city didn’t have the money to build the team a new stadium. In addition, the City Council passed a resolution last week stating their support for the team staying in DC.  More details about what’s primarily been behind-the-scenes negotiation between the city and the team will probably emerge in the coming weeks and months, but the perceived tone between the two sides has improved since last year when there was chatter about the team moving to Baltimore.

Velodrome Lease Signed for Buzzard Point Site

The Washington Post reported yesterday that a lease has been signed to allow DC Velodrome, a local 501c3 non-profit corporation, to erect a velodrome on part of the 100 V Street parcel owned by Akridge in Buzzard Point. Last fall, the group probably jumped the gun a bit when listing Akridge as a partner on their website, which created speculation in the blogosphere that a velodrome would be built at 100 V Street.  Now that the lease is a done deal, Akridge has acknowledged the agreement.  From the article:

"Locating D.C.'s first velodrome on Buzzard Point is an exciting contribution to the vitality of the neighborhood and the diversity of activities available to the city and the region, while still keeping the site readily available for permanent development," Akridge President Matt Klein said in a statement.

Speaking of permanent development, it was reported earlier this week that DC United was close to signing a lease with the city to remain at RFK Stadium for two more years and that these talks could help spur a final push to build a new stadium for the team, the leading candidate site reportedly being 100 V Street.  Originally, the 100 V Street site was positioned as a secure federal campus, but the office market has been slow to recover from the latest recession and the GSA has cut back on leasing activity.

The article states that DC Velodrome plans to open the velodrome by late May or early June, but they are in the process of raising $300,000 to help assemble the track and provide free programming. It doesn't mention in the article the length of the lease, but according to the group's website, the portable cycling track would be up for 3-5 years, leased from Major League Cycling in Lancaster, PA. From the website:

Basic facilities, including a perimeter fence for security, small grandstands, public address/sound system, lights, portable toilets, and a snack bar/storage building of a temporary nature will be installed on site.  There will be parking for approximately 50 cars.

The next couple of years will bring some major changes to the area by the velodrome site.  Right around the same time that the velodrome is scheduled to open, Pepco will decommission the Buzzard Point Power Plant across 1st Street and next year, the U.S. Coast Guard is supposed to move from 2100 2nd Street to their new headquarters at St. Elizabeths in SE.

Rendering of the Buzzard Point neighborhood courtesy of Akridge

A Couple Quick Items: Sports Edition

- In this week's Capital Business, there's an article stating DC United is close to an agreement with the city to extend their lease at RFK Stadium for the next two years. The article alludes that the pending lease agreement and improved budget situation in DC will allow the team and the city time to come up with a plan to build a new stadium. From the article:

"That two-year extension will then provide adequate time for serious negotiations to commence between the city, Events DC and the team about a new soccer stadium in D.C., and one that meets the needs of the city and one that meets the needs of D.C. United," [Events DC board member William N. Hall] said.

Over the past couple of years, the leading site under discussion for a new stadium has been the 9-acre 100 V Street parcel in Buzzard Point owned by Akridge, near a proposed streetcar line. If a new stadium is built there, Potomac Avenue would become a de-facto entertainment corridor connecting Nationals Park and a Buzzard Point soccer stadium. For more on the potential for this corridor, check out my post about it from last year. Whether the Buzzard Point site is still in play remains to be seen.

Rendering courtesy of Akridge

- The Washington Kastles have resigned Venus and Serena Williams to the team roster for the 2012 season.  Last summer, the Kastles had a perfect season record in their first year playing at The Wharf and won the World Team Tennis Championship. This season will take place from July 9 - 28, but the game schedule has not been released yet.

A Few Quick Items: Shining SW Emerges, Camden South Capitol Groundbreaking, DC United Stadium Search Narrows, Waterfront Station Sale

- The Washington Business Journal offers an opinion piece in this week's paper called 'A Shining Southwest Emerges' (subscribers only). The editorial highlights recent developments in Southwest, including Waterfront Station and Arena Stage, as well as the future development of The Wharf.

- The official groundbreaking of Camden South Capitol apartments occurred on June 1 according to the Capitol Riverfront BID. I had a client meeting at the same time as the groundbreaking so unfortunately I couldn't attend and take photos. The original groundbreaking date was May 17, but the threat of rain postponed the event until last Wednesday.    The 276-unit project will be located across the street from Nationals Park, at the northwest corner of South Capitol and O Street. Leasing should begin around the middle of 2013. Rendering courtesy of Camden Property Trust

- The Soccer Insider from The Washington Post reported on Friday that the developers of the Capital City Market near Gallaudet University in Northeast will not pursue a stadium for DC United.  According to the article, the removal of the NE site from contention leaves Akridge's 100 V Street site in Buzzard Point as the most viable site in play within the District for a new soccer stadium. Rendering courtesy of Akridge

  

- Waterfront Associates sold its stake in the two completed office buildings at Waterfront Station to USAA Real Estate Company for $356 million on May 10 according to Forest City's SEC filing. The two buildings, located at 1100 & 1101 4th Street, are fully leased to the District government. The developers behind Waterfront Station still maintain three lots for future phases of development - the NW, SW, and SE parcels.  At least two of those parcels are slated as office and the NW parcel can be developed either as office or residential. The District owns the NE parcel and a residential building is planned for that site once the Deputy Mayor for Planning and Economic Development's office solicits developers to build on the site. According to DC records, the former EPA towers were sold to Urban-Atlantic in March for $20 million and will be re-purposed as 517 apartment units with construction slated to begin by the end of this year.

Coast Guard HQ to Move to SE

GlobeSt.com reports that the U.S. Coast Guard headquarters, currently located at 2100 2nd Street in Buzzard Point, will be moving to the West Campus of St. Elizabeth's in Southeast sooner rather than later, thanks to $162 million in stimulus money. The Coast Guard falls under the Department of Homeland Security, which wants to consolidate its operations at St. Elizabeth's. A $435 million contract was recently awarded to Clark Construction and HOK to build phase one of the new headquarters, which should get underway later this year and be complete by 2013. However, late in 2008, the GSA signed a 10-year lease renewal at the Coast Guard's current headquarters building, which is owned by Monday Properties. What will happen to the current building once the Coast Guard leaves? 2100 2nd Street was originally built in 1973 and renovated as recently as 2004. It abuts the James Creek Marina and is near Akridge's 100 V Street site. Perhaps by 2013, there may be some activity at 100 V Street, which could influence Monday Properties' plans for 2100 2nd Street.

Could DC United Move to Buzzard Point?

DC United is in talks again with the District government for a new soccer stadium, after their plan to move to Poplar Point in SE fell through for the second time earlier this year, and was rebuffed by Prince George’s County over plans to move there. One of the sites that have come up, according to the Breaking Ground blog in the Washington Business Journal, is Buzzard Point, specifically, Akridge’s 9-acre site at 100 V Street. In the WBJ article, a representative from Akridge confirmed that DC United inquired about several of their properties. The article notes that other sizable holdings of Akridge’s include 15-acre Burnham Place in NoMa and 136 acres along the Dulles Greenway in Virginia. 100 V Street is close to Nationals Park, which would give the area a Meadowlands-esque stadium district feel to it, and is fairly close to the Waterfront and Navy Yard Metro stations. Neighbors may have a problem with having two stadiums in close proximity to each other, with the potential to cause major traffic problems if both teams have a game on the same day. A soccer stadium might not even be able to fit on the site. Although 100 V Street is three blocks long, it is only one block wide, which may be too small for a soccer stadium. Akridge built Gallery Place near the Verizon Center and is developing part of Half Street near Nationals Park, so it’s possible they may get involved with DC United at V Street, or some other venue in the metro area (I think a more plausible site would be Burnham Place, due to its proximity to Union Station and potential to connect with the H Street NE streetcar line). The current plan for 100 V Street is to be built as a secure federal campus, since it has natural (water on two sides) and man-made barriers (Fort McNair). What would be preferable for 100 V Street…a federal campus, or a soccer stadium?

Groundbreaking for Evidence Warehouse at DC Village

Yesterday, according to The Washington Post, there was a groundbreaking ceremony for a new Property and Evidence Warehouse for MPD at DC Village, which is located near the southern tip of the city on the east side of the Anacostia River. This $20 million project will be jointly developed by the city and Akridge (the same developer that will build 100 V Street), and will aim for LEED-Silver certification. The press release from DMPED states the new facility will provide the following features:

• computer-automated storage system for logging and retrieval of evidence
• secure and controlled access to all areas
• video event logging of transactions
• radio frequency handheld portable terminals
• bar code scanning & printing techniques
• refrigerated units for storing DNA samples

Construction will be complete by early 2011. The above rendering of the evidence warehouse is from the OPM website.