Maryland Avenue SW Corridor Redevelopment Plan Unveiled

During that netherweek between Christmas and New Year's, when most of us were still in an eggnog-induced haze, the DC Office of Planning released a draft report on the Maryland Avenue SW Plan, which is part of NCPC's Southwest Ecodistrict Initiative, a concept introduced last May. If the suggestions in this report are adopted – and there's little reason to believe they won't - the consequences for Southwest would be drastic and far-reaching.

Development-wise, the General Services Administration (GSA) is considering conveying (selling off) four federally-owned parcels along a proposed rebuilt Maryland Avenue, with an eye towards private redevelopment as mixed-use projects. This is pricey territory, with proximity to the Mall, the Capitol, monuments, the forthcoming Southwest waterfront redevelopment. Currently these parcels are all monolithic office buildings, like much of the area - a reality this report aims to dramatically alter. The report raises the possibility of rezoning the area to accommodate high-density residential structures - though there are obstacles to the plan. For starters, one of the four parcels (Parcel 1) is crowded by the USDA Cotton Annex, which for right now at least is not being considered for conveyance. According to the report, it's going to be hard to reach the desired density (the study suggested a minimum of a thousand residential units) on these parcels without them “being aggregated with adjacent land.” - perhaps this is a hint at future conveyances.

The main problem with the Maryland Avenue corridor, other than the aforementioned homogeneity and its lunar-like desolation post 6pm, is that Maryland Avenue doesn't actually exist for a good five blocks between 7th and 12th Streets. Clearly, any revitalization of the area will require the rebuilding of Maryland Avenue as priority one. The report presents three possible avenues towards reestablishing the avenue: option one is to just rebuild it with a median, and rebuild 9th Street to connect Independence, Maryland, and D Street. Option two would rebuild it only between 10th and 12th, and convert the rest to a park. The third proposes a smaller, pedestrian- and bike-friendly center roadway with an adjacent public square, shifting the existing railyard south.

The report seems to lean in favor of the second and third options – surveys taken of area residents and workers showed an overwhelming majority specified “parks and open spaces” as their number one preference in regards to improving the area. The report also lays out a strategy of using public spaces to draw pedestrian traffic and “establish an identity” for the area, which will (theoretically) lead to “demand for residential,” which will in turn “create population that attracts retail.” And reading the report – which is detailed, well-written, and ambitious – you get the impression it just might be that easy.

The plan also calls for a long-overdue expansion of the L'Enfant metro and commuter rail stations, and wholesale improvements of Reservation 113, the greenspace where Maryland and Virginia Avenues intersect, into a “dynamic urban park” as neighborhood centerpiece. The report estimates this project would cost around $430 million, a cost defrayed by the sale of the aforementioned federally-held parcels. Other funding sources, according to the report, could include TIF or PILOT funds, developer/railroad contributions, and various federal grants.

The western side of the Maryland Avenue corridor roughly abuts the soon-to-be-revitalized Southwest Waterfront, which is now revving into high gear and the Eisenhower Memorial is slated for 2015 right next door, all of which could very well create a domino effect, perhaps spurring the much-discussed creation of a "second downtown."

Check out the full report . The public can also offer feedback on the full report, and comment until February 3.

Washington D.C. real estate development news

Clear Sailing for Southwest Waterfront Development

The Congressional Budget Office weighed in just before the holidays with a strong endorsement of the proposed rezoning of the Southwest Waterfront, further bolstering H.R. 2297’s already favorable chances of passing into law when the Senate reconvenes next session.

If (when) passed, the bill would bring the District one step closer to a dramatic revitalization of the largely moribund Southwest waterfront, bringing it in line with the rapidly-developing Southeast waterfront, and creating what planners hope will eventually coalesce into a “second downtown.”

The bill, introduced by Delegate Eleanor Holmes Norton, has already passed the House and gone through Senate Homeland Security and Governmental Affairs committee markup, and clarifies the vague and somewhat archaic restrictions governing the waterfront. The District has always technically owned the land, but was barred from selling it, which for all intents and purposes made commercial development impossible. The recent CBO report found that empowering development in the area would have no adverse effects on the federal government, thus clearing the way for the 2.5 million-square-foot blockbuster PN Hoffman-Madison Marquette hotel-office-retail-pedestrian mall project.

The Hoffman-Madison First Stage PUD, as reported on this site, breezed through its NCPC hearing back in October. Bob Rubenkonig, a Hoffman-Madison representative, said Hoffman-Madison is busily preparing for 2012 public meetings, with the Second Stage PUD forthcoming very soon - hopefully in February, according to Hoffman VP Shawn Seaman.

The $2 billion, 2.5 million-square-foot project, dubbed “The Wharf,” takes its cues from Baltimore and Seattle's waterfront promenades, and will feature around 1200 residential units, almost 400,000 s.f. of office space, and 200,000 s.f. of retail space. Over half the site will be public space, much of that a pedestrian-friendly, privately-held waterfront avenue, “Wharf Street,” which will replace Water Street, will feature walking lanes, bike paths, and a streetcar. Development plans also call for a four thousand seat theater, a maritime history museum, and three hotels – a four-star, 268-room hotel from Carr Hospitality and InterContinental Hotels Group, and two others from the JBG Companies.

Developers have also agreed to a community benefits package that will set aside 30 percent of the first 500 units of housing - half earmarked for households making less than 60% AMI, and half earmarked for households making less than 30% AMI. Beyond the 500-unit mark, 20% will be reserved for "workforce housing," i.e. police, firefighters, teachers making 80 - 100% AMI. This unusual formula is the result of the Southwest Waterfront Redevelopment Clarification Act of 2010, which exempts a portion of the development from the District's affordable housing requirements. Furthermore, a quarter of the retail space will go to local businesses, and a third of everything sold in the retail spaces will come from local merchants. Design is being spearheaded by Ehrenkrantz, Eckstut & Kuhn Architects, while construction is being handled by PN Hoffman and Clark Construction.

Washington D.C. real estate development news

Southwest Wharf Developers Move onto Design Phase

With Zoning Commission approval of the First Stage zoning application secured last week, PN Hoffman and Madison Marquette - joint developers of the $2-billion Wharf in Southwest - now turn to the completion of the Second Stage PUD, in order for submittal early next year.

The Hoffman-Madison team has been gaining momentum in filling its 3.2 million s.f. development along the northern shore of the Washington Channel and aims to begin construction on the first phase (of three) in the first quarter of 2013.

The first phase of construction, expected to take four years, will build out 40 percent of the entire development with parcels 2 thru 5 (seen to the right).

Site designs, in order from north to south, will include: two apartment towers above a 100,000-s.f. multi-purpose theater (parcel 2); a four-star, 268-room hotel by Carr Hospitality and InterContinental Hotels Group, which purchased the site in early October, and office space with signed tenant the Graduate School USA (parcel 3); an apartment and condominium building (parcel 4), and two JBG Companies-operated hotels, a limited service and an extended stay (parcel 5). All of the parcels will include ground floor retail, with the combined total approximately 300,000 s.f.

The first phase also includes the restructuring of portions of 7th and 9th Streets at Maine Avenue, a new Capital Yacht Club, two new piers - "City Pier" off of 9th and "Transit Pier" - and a major infrastructure overhaul of Water Street, the grand scheme being to turn Water Street (running parallel to the shore) into a promenade with 60' of width shared between pedestrians, streetcars, bikes, and outdoor diners.

The Wharf is being developed in partnership with the District, which agreed to provide $200 million in public financing in 2008. Madison Marquette joined PN Hoffman as a partner in the spring of 2010, after the partnership with Struever Bros. Eccles & Rouse faltered. PN Hoffman and Struever were selected by the now-defunct Anacostia Waterfront Corporation as the joint Master Developer for the Southwest Waterfront in 2006.

Update: 11/7 Added in residential plan for parcel 4, corrected second pier name to "Transit Pier," and changed "Office of Zoning" to "Zoning Commission"

Washington D.C. real estate development news

The Buzz in Southwest

Early this year, Duane Deason was just beginning the Office of Zoning's review process

for his Eric Colbert & Associates-designed residential building on a nearly 20,000-s.f piece of Anacostia riverfront property at 95 V Street in Southwest's Buzzard Point. Now, with Zoning approval secured in early August, seven years after the land investment was made by Deason, he is finally able to focus on the pursuit of "a variety of options including sale or joint venture." The 8-story, 110,760-s.f. building known as "Marina Place" will offer 97 units, with 9 set aside at less than market rate. On the ground floor, on the corner of V and 1st Street, will be 1,788 s.f. of retail space. Below grade will be two levels of parking split up into 108 spaces. In January, Deason said, "The views are phenomenal because its on a point, almost every unit in the building will have an outstanding view of the water." 

Deason bought his plot of Buzzard Point with the inkling that waterfront property was bound to deliver a substantial return on investment eventually, but it's been slow going for development projects slated for Buzzard Point, with any kind of concrete news much anticipated. Of interest to the area is the South Capitol Street Bridge project, to replace the Frederick Douglass Memorial Bridge, which is "finally proceeding forward," said Deason. The new bridge is part of the planned South Capitol Street revitalization effort to turn the thoroughfare into "a grand, urban boulevard... [with] elliptical traffic circle that will serve as open space for future monuments and memorials." The project, part of the larger Anacostia Waterfront Initiative, includes bringing the Anacostia Riverwalk around the Southwest bend. A DDOT project manager for the South Capitol Street Bridge said, "The Final Environmental Impact Statement was approved this summer which provided a preferred alternative conceptual design. We are currently advancing the plans to proceed with the Land Acquisition phase of the project. Construction is currently unfunded." Although DDOT confirmed that the project is going forward, exactly when is vague, and depends greatly on funding. Deason added that one improvement to the Anacostia waterfront area will involve the large Pepco substation located just north of his Marina Place residential building, "The generators are officially decommissioned in March of 2012 which will allow the removal of the large generators and petroleum storage tanks."

A healthy chunk of Buzzard Point currently waiting on development is privately owned by commanding D.C. developer Akridge: the 9-acre "100 V Street." The site is a game changer for the area, and of particular interest, to not just Buzzard Point but the entire District, as speculation continues that a new stadium for D.C. United on a portion of Akridge's three-block property between T and V Street is being hashed out; a deal that would keep the soccer team, now frustrated with its home at RFK stadium, in D.C. Akridge would not comment except to say that murmurs of a deal are "still just speculation." Steven Goff's Washington Post column "Soccer Insider," has an ongoing poll soliciting reader opinion on D.C. United's future, with the last option being: the team will "remain at RFK until the final brick crumbles, pipe bursts, raccoon visits." Goff also grilled D.C. United's president Kevin Payne recently on the search for land and the pursuit of local investors. For the time being, the sole project underway in Buzzard Point is Camden Property Trust's 276-unit apartment building "Camden South Capitol," to the west of the Nationals' Stadium on the corner of O and South Capitol Street. 

Washington D.C. real estate development news

Southwest Waterfront's Wharf Waved Forward by NCPC

Yesterday, the National Capital Planning Commission waved forward the First Stage PUD of PN Hoffman and Madison Marquette's $2-billion development of the Southwest waterfront known as "The Wharf". The vote to "comment favorably" was raised before Matthew Steenhoek, development manager for PN Hoffman, even had the chance to make a final remark. NCPC commission members noted that the PUD honors NCPC's request from November 2010 to "strengthen the physical and visual connections to the Banneker Overlook." Subsequently, Market Square (below Banneker) was expanded, and the opening between two residential towers at the end of 10th Street was widened. 

A pedestrian connection from Banneker Overlook to Maine Avenue was also added into the plan, which will be included in phase two of development. The Zoning Commission reviewed the First Stage PUD and related map amendment in mid-September, and may take final action this month, after which the development team can submit the Second Stage PUD, which will detail design and architecture specifics, whereas the First Stage deals with building massing, land uses, open space development, waterfront development/improvement and related map amendment. Hoffman-Madison hopes to submit the Second Stage early next year, in order to begin construction on the first phase (of three) in the first quarter of 2013. Of the 3.2 million s.f. to be developed on land abutting the northeastern shore of the Washington Channel, the first phase of construction will be on the middle four parcels ( 2 through 5) which constitutes 40 percent of the entire development. Parcel 3 will be the location of Carr Hospitality and InterContinental Hotels Group's four-star, 268-room hotel. And, according to Steenhoek, the JBG Companies will operate two hotels - a limited service and an extended stay - at parcel 5. Parcel 2 will be two residential towers above a 4,000-seat multi-purpose theater. 

All of the buildings include ground floor retail. A significant aspect of the entire development is the creation of Wharf street, a main avenue along the waterfront for cafes, cars, pedestrians, pier access, bikes and even streetcars. The Wharf will be a privately owned street and will overtake the existing Water Street, the closure of which was approved by the Council in April, and currently awaits approval by Congress. 

Washington D.C. retail and commercial real estate news

Eisenhower Memorial Metal Tapestries on Display

In order to clearly demonstrate the artistry of the forthcoming Dwight D. Eisenhower Memorial designed by Frank Gehry, the commission responsible for the memorial displayed two good-sized samples, showcasing two different production methods for bringing heavy metal tapestries to life.

The samples were on display at the site last week, and will return at the site - on Independence Avenue between 4th and 6th Streets, SW - next week, remaining up from the 12th to the 16th, during which time the Commission of Fine Arts will scrutinize the materials in question.

The Eisenhower Memorial Commission will meet with the National Capital Planning Commission for an informal design review on October 6th in advance of seeking preliminary design approval - from the NCPC - on December 1st.

Target date for delivery of the Eisenhower memorial is Memorial Day 2015.

Washington D.C. real estate development news

Plans Submitted for Southwest Wharf Waterfront

Visions of a "world class" waterfront destination along the Washington Channel in Southwest had been dancing in developers' heads for years before a contract was awarded by the District in 2008. On June 28th the winning team's vision became more clear when PN Hoffman and Madison Marquette filed a preliminary report with the D.C. Zoning Commission, clarifying its plans for the 52 acres (including build out on the water) that will be radically revamped as "The Wharf" to be constructed in three phases over the next 10 years.

Phase one of the project - encapsulated for approval as the "Stage 1 PUD" - will be reviewed by the Commission on July 18th. In addition to reviewing Stage 1, the Commission will rule on the request to rezone the area from R-3 to C-3-C on land, and from unzoned to W-1 in the water.

If approved, the initial stage will be valid for 18 months, allowing developers that long to submit the final Master Plan to the office of the Deputy Mayor's for Planning and Economic Development (DMPED) for approval. Construction of the first phase is projected to begin in late 2012, and is expected to last until 2016. In those four years, phase two will undergo the review and approval process.

Phase 1 will begin in the middle section, roughly from 7th Street to 9th Street, in between the entertainment-heavy section closest to I-395, which focuses on water-transit-oriented piers and redevelopment of the Municipal Fish Market (phase two), and the residential area at the southern end (phase three). Redevelopment of the Municipal Fish Market will take place in phase 2.

Phase one includes the restructuring of portions of 7th, 9th, N St and M Place; a new Capital Yacht Club; two new piers - "City Pier" off of 9th and "7th Street Pier" - and a major infrastructure overhaul of Water Street. The grand scheme is to turn Water Street into a promenade with 60' of width shared between pedestrians, streetcars, bikes and outdoor diners.

The parcels in phase one (2,3,4 and 5) will be developed as office, retail, residential and hotel space. Parcels 3 through 5 could potentially be 130' high, as is permitted in a C-3-C zone. The plan shows that parcels 3 and 4 will have ground floor retail and office and/or residential towers, parcel 5 will hold two hotels, and parcel 2 is slated to become a concert/entertainment venue with seating for 4,000 to 6,000.

Parcel 3, at the corner of Maine Avenue and 9th Street, has been claimed in part by the Graduate School USA, which will take up 190,000 s.f. of space and operate 18 hours a day. A temporary Kastles Stadium, now located near parcel at 9th and Maine Street and intended to be temporary, is now being considered for parcel 2.

Holland & Knight, legal counsel for PN Hoffman and Madison Marquette, submitted the project's prehearing statement to the Commission in May, and the more recent "20 day [in advance of hearing] submission" on June 28th. Significant changes in both prehearing documents that will affect phase one include a decreased F.A.R. (floor area ratio), the removal of residential use at parcel 5, reduced parking spaces and increased bike docking areas. Most encouraging is the reduction of subsidized housing required by the District from 30% to 20% of total housing.

A community workshop was given by the developers on June 7, where several issues were raised, most of them surrounding the riparian development, including the depth of the channel, and the extended length of several piers, which cuts the width of the channel from 400' to 200' wide.

Subsequent development will include a revamped Banneker Park and the Southwest Ecodistrict of 10th Street (not controlled by Team Wharf), which will ideally provide a link from the waterfront to the Mall.

Other elements of the overall development (all three phases) include a combined 3.2 million s.f. gross floor area (3.87 F.A.R.), 8 to 12 acres of park/open space with "programmed public activities" catering to year-round use, 625 hotel rooms, 1,200 "mixed-income" residential units, and 400 to 500 Marina Slips

The entire project is estimated to need $2 billion; the District pledged $200 million in 2008 in tax increment financing. The redevelopment, say developers, has the potential to bring in $40 million in tax revenue annually.

ANC 6D will hold a meeting, in advance of the Zoning Commission hearing, at the Dept. of Consumer and Regulatory Affairs (DCRA) at 7pm, next Monday, July 11th.

Washington D.C. real estate development news

What Would Ike Like?

Over forty American architects and artists submitted a design to the Eisenhower Memorial Counterdesign competition hosted by the National Civic Art Society (NCAS) and the Institute for Classical Architecture & Classical America (ICA&CA) Mid-Atlantic Chapter, and sixteen of these designs were on display at the reception following the competition's finale last night, which coincided with the 67th anniversary of D Day.

For a memorial that has been estimated to cost U.S. taxpayers between $90 and $110 million, guest-of-honor and Ike's grandaughter Susan Eisenhower was apt to end her address by saying, "I'm not at all surprised that this group has decided to step up to the plate and start a debate, who could do anything but say this is the American way?"

The counterdesign competition was launched in direct opposition to current Frank Gehry designs for the memorial to honor the 34th president and five-star general. Gehry was selected by the GSA to design a memorial on the approved site adjacent to the National Mall, contained in a boxed area between 6th and 7th Streets SW, Independence Avenue and the U.S. Dept. of Education, and falls over a three-pronged section of Maryland Avenue SW.

Ms. Eisenhower acknowledged the challenge of making any design truly "timeless," yet mused over the success of the Lincoln Memorial and Washington Monument as being "perhaps because they don't say too much."

Below are the first place, second place and third place (tie) winners, followed by the Commission Commendation and the Committee Commendation, and finally the Frank Gehry design currently awaiting NCPC approval.

First place: Daniel W. Cook

Second Place: Sylvester J. Bartos, Jr. / Whitley E. Esteban

Third Place (tie): Robert Firmin & Bruce Wolfe

Third Place (tie): Francisco Ruiz

NCAS Commendation: Scott Collison



Committee Commendation: Michael Franck / Rodney Cook



Frank Gehry design:

Opposing Designs to Gehry's Eisenhower Memorial Unveiled Tonight

Design alternatives for a memorial to President Eisenhower, solicited by the National Civic Art Society (NCAS), a DC-based nonprofit that "advocates the humanist tradition," together with the Institute for Classical Architecture & Art (ICA&A) Mid-Atlantic Chapter, a national nonprofit dedicated to advancing the classical form, will be judged tonight at the Rayburn House Office Building. A panel will select a $1000 first prize winner, and award $500 to a runner-up, prior to a reception that will serve to ignite dialogue amongst attendees regarding the three highly disputed, yet fairly secure, Frank Gehry designs for the site in question.

Just south of the Mall, the site was approved by the National Capital Planning Commission in 2006, and Gehry was selected as the architect shortly thereafter; Gehry has submitted three designs to the NCPC for review and approval, which is currently underway.

The counter-designs that will be unveiled tonight are an attempt by co-hosts NCAS and ICA&A to generate a thoughtful discussion "about the meaning, inspiration and dignity of designs that are suitable to commemorate a distinguished president." Special guest, and Ike's granddaughter, Susan Eisenhower will be speaking at the event.

The competition sought alternatives from "classical architects and artists" and the judges are expected to "choose the design that best exemplifies the ideals of a meaningful, timeless memorial that is appropriate classical vision of Washington, DC."

In contrast to the Gehry design, the competition called for a design that would be "in harmony with the vision of the L'Enfant Plan and the McMillan Plan" and a sculptural representation recognizable as Dwight D. Eisenhower and "appropriately calibrated to the gravity of the memorial."

Right now the gravity of the memorial as designed by Gehry is public contention, yet, designs generated by the competition will be done in classical tastes - not everybody's cup of tea. The designs, and the direction of the District, are all up for debate.

D.C. Real Estate development news

Next at Bat: Camden South Breaks Ground

In two years’ time there will be 276 apartments to rent on South Capitol Street in Southwest, just a foul tip away from the Nationals Stadium. Donohoe Construction, general contractor on the project, broke ground Wednesday on the building – Camden South Capitol – and aims to be finished in late summer of 2013. This should give renters enough time to grab an apartment in time to not see the Nationals in the 2013 World Series.

Pictured: Mark Bucci (Camden), Screech (Nats Mascot), Bob Wilson (Donohoe), Neil Stablow (Donohoe), Greg McCarthy (Nats)

The project, named for developer Camden Property Trust, will rise out of a previously vacant site, nearly the size of the Nats’ outfield. It’s been duly noted that a structure named “Camden” might be more appropriate in Baltimore, a (Nats fans’) stone’s throw from Camden Yards.

The 276-unit building, designed by WDG Architecture, will rise over 10 ten stories and feature a rooftop pool, a courtyard, “high finishes and upscale residences”, three levels of underground parking, and will sport a grey-brick exterior of contrasting textures and colors: smooth vs. rough, and light vs. dark.

These aforementioned features create a view of the buildings, but a view from the building may be even more impressive, according to Sean Stadler at WDG Architecture: one, there may be a view up to the Capitol to the north and the Anacostia River to the south, at least for upper-floor dwellers; and two, the rooftop deck will offer a view into the ballpark, transforming the pool into cheap seats at game time. Reminder: binoculars not waterproof.

According to Susan Goldstein at Donohoe, Camden South is the first multi-family project to get off (or in) the ground in the area for 3 and a half years, and “the Capitol Riverfront BID is working to incorporate this site into the BID.” Also of note yesterday, a win for the Nationals who squeaked by the Phillies for a 2-1 victory.

Washington D.C. real estate development news

Southwest Federal Center Gets Green Improvements

Federal planners voted today to approve replacement of a swath of pavement in Southwest DC with a landscaped park, converting the area dominated by federal office buildings and minimal streetscaping into something slightly greener and a touch less alienating.

The National Capitol Planning Commission's vote today facilitates the plan to turn a large surface parking lot on C Street into a public park, narrow the street, create a sidwalk, and blend the now ubiquitous security wall more discreetly into the landscaping.  The 5-story Mary E. Switzer building, owned by GSA and host to an alphabet soup of agencies, has already been given an internal nip-tuck, with greener, more modern features, but outside had abandoned any pretense of pedestrian friendly streetscaping in favor of automobile access and security.

Plans for the building directly across from C Street, which also sports a large surface parking lot, are in the works but have not yet been approved.  The block-sized Switzer building was completed in 1940 and has been a government office building since completion, but is on a regular tourist footpath between the Federal Center Southwest Metro station and the Mall.

Washington D.C. real estate development news

Southwest Ecodistrict to Replace Concrete Jungle?

What do Northern Europe and Portland, Oregon, have in common? EcoDistricts.

DC might join these two in commonality – along with a handful of leading cities worldwide that are engaged in creating large-scale sustainable urban areas, sometimes referred to as EcoDistricts – if it moves forward with a 110-acre redevelopment plan for a “21st century sustainable community” in Southwest D.C. known as the Southwest Ecodistrict Initiative.

Tonight, the National Capital Planning Commission, the driving force behind the initiative, will hold its third public meeting on the SW Ecodistrict from 6:30 to 8:30 at Waterfront Station in Southwest: 1100 4th Street SW (2nd Floor Conference Room, Complete details).

The initiative came onto the scene early last year under the name “10th Street Corridor Task Force” and the first public meeting was held in February of 2010.

NCPC’s initiative was in response to a federal mandate – Executive Order 13514: Federal Leadership in Environmental, Energy, and Economic Performance – calling for the reduction of the fed’s greenhouse gas emissions, but also stemming from a desire to reinvigorate the concrete desert around L’Enfant Plaza, and turn 10th Street into a true corridor – connecting the National Mall (to the north) with Banneker Park (to the south) and creating pedestrian-friendly sidewalks, outdoor cafes, and tree coverings.

(Below: 10th Street now, versus what it hopes to become)

10th Street's possibilities as an attractive thoroughfare was clearly the inspiration behind the initiative’s original name; however, public feedback and market studies led NCPC to expand its vision, and notably to include the Maryland Avenue SW corridor. Potential SW Ecodistrict boundaries are now Independence Avenue SW and Maine Avenue SW (north to south) and 12th & 4th Streets SW (west to east).

The boundary for the SW Ecodistrict (shown in red, below) encircles a 15-block area south of the National Mall, and loops within it several monolith government agencies – GSA, FAA, Dept. of Energy and the Postal Service to name half –as well as several important sites: 12th Street Tunnel, Southwest Freeway, 10th Street Overlook/Banneker Park and L’Enfant Plaza.

The Office of Planning (OP) is currently in charge of a Maryland Avenue Plan and will finish a study of that corridor at the end of the summer. Along with NCPC and OP, the Ecodistrict is being mentally sculpted by a task force of 15 federal and local agencies, among them: the Architect of the Capitol, DDOT, GSA, the National Park Service and the Smithsonian Institution.

Public meetings, like the one tonight, continue to provide NCPC, OP, the greater task force, and all invested parties with important public feedback. Tonight’s meeting will focus on the plan’s visibility, connectivity and sustainability and will truly be a hands-on affair; according to Elizabeth Miller, senior urban planner at NCPC and project manager of the SW Ecodistrict Initiative, there will be three stations for attendees to rotate through, with the goal of critically assessing all alternatives to redevelopment in the 15-block area of Southwest.

Another public meeting will likely take place at the end of July, giving another chance to contribute to or critique the initiative’s plan before NCPC and OP take it to the Council, likely at the end of this year.

Washington D.C. real estate development news

Camden to Start Southwest DC Project Next Tuesday

Camden Property Trust will kick off its project on South Capitol Street in southwest DC a week from tomorrow, inaugurating what will be one of the few projects to actually begin construction lately in the littlest quadrant, with the building of a 276-unit rental building across the street from Nationals Stadium. The groundbreaking puts the project on track for a late summer 2013 completion, possibly in time for views of the stadium during regular season play. DC-based WDG Architecture, which also conceived the apartments just north of the ballpark, designed the building - officially called Camden South Capitol - that will take up the now vacant site north of O Street. Developers at Camden say the apartment building will fill a need in the saturated residential market of the Capitol Riverfront, which now has scant vacancy. Foundry Lofts on the riverfront will be open for lease by early fall, though no other residential development will open in the interim. WDG's Sean Stadler notes that the building was being designed in a very uncertain rental market - during construction of the ballpark. "It has a very rich feeling for a project that was in a unknown rental market when it was conceived," says Stadler. Given that, retail space was minimized in favor of a street presence for building services. "We tried to break down the facade...creating a street wall along South Capitol, but at the street the whole thing will break down on a human scale." Stadler says the grey brick is an alternating pattern, smooth and textured, light and dark grey. "So from up close the building starts to break down in scale...at the base, certain pieces pop out that give relief so the facade doesn't just hit the street." Stadler is also confident the apartments "will have great air and light with great views up to the Capitol." Mark Coletta of Camden says the residence will offer a rooftop pool and deck, underground parking, and possibly fabulous views into the ballpark across the street. Camden purchased the property in 2007 and has hired Donohoe as the general contractor. 

Washington DC real estate development news

Southwest Waterfront Gets Stadium

The newest stadium in Washington D.C. will indeed be in southwest, but it won't be soccer. The Washington Post has reported that the Washington Kastles have a deal to build a stadium on the southwest waterfront, replacing the temporary stadium on the site of the CityCenterDC project, which is scheduled to begin construction within the next month. The new stadium will also be temporary, with the hope that a more permanent stadium will be incorporated into the plans for the greater waterfront redevelopment project.
The southwest waterfront project, headed by PN Hoffman, Madison Marquette, and design firm EEK, has been long on plans but short on specifics, though developers have put forward a late 2012 start date for development. The two-year deal with the Kastles therefore won't interfere with any development plans, though the "stadium" - small and temporary - could allow it to stay until the moment other construction is underway. The Kastles won't release details of their lease - which has not yet been signed - other than to say it will cost them "$10m over 2 years for construction and programming," according to a team spokesperson. The tennis season runs only from July 4 through July 24 this year, designed to begin after Wimbledon and before the U.S. Open, so the current contract ties up the space only until July of next year, in plenty of time for the redevelopment project even under the most optimistic projections. At the same time, the spokesperson indicated this was a positive indicator that the team could work out a longer term deal to remain on the waterfront.

The stadium will occupy the former Hogates site with a 2700 seat, "semi-permanent" structure that will entail pouring a concrete pad for the court with "high end bleacher seating" akin to scaffolding, with concessions and even waiter service to some of the seats. A spokesperson for the project called the size "a little larger than most" of the tennis stadiums in the league. "We were approached by many developers," said the spokesperson, who declined to offer other developers or sites, but it was "very important to us to stay in Washington D.C." Neither contractors nor a designer have been named, but the deal could be signed "any moment," and construction will have to start quickly, so that announcement should be days away.

Washington D.C. real estate development news

Eisenhower Memorial Draws Flack, Competition

After a contentious burst of outrage over the release of designs for the future Eisenhower Memorial in Southwest DC, at least one arts organization has decided to support its own competition for design of the monument. The National Civic Art Society, a Washington DC-based non-profit organization dedicated to promoting classical art and architecture, has publicly opposed the design and is seeking submissions for what it hopes will replace the current proposal solicited by the Eisenhower Memorial Commission and designed by famed architect Frank Gehry.

The NCAS intends to launch a publicity campaign this week to generate alternatives to the three, very publicly denigrated proposals now before The National Capital Planning Commission. Nearly unanimous public contempt of the proposals under consideration was apparent after DCMud and DCist reported on the plans under review, reports that generated overwhelmingly negative comments. "There are better options here for honoring President Eisenhower than big metal poles" said Eric Wind of NCAS, referring to the free-standing columns that will rise in the middle of the park as part of the Memorial. In sponsoring the competition, Wind says the ultimate design should reflect the subject of its tribute rather than salute the fame of its designer. "When you see the Lincoln [Memorial], 99% of the people don't think of the designer, its supposed to be a timeless monument. The emphasis is on the person honored." As for the architect, Wind says of Gehry "he has supporters and dectractors, but when it comes to this design I haven't seen anyone in favor. Some of [his designs] are better than others, but this is among his worst."

The NCAS competition was inspired in part by the design of the Alaskan state capitol building, which Wind says was the subject of a design competition that resulted in a "horrible" winner. In the aftermath of the competition and negative publicity it received, an architecture student "sat down in a few hours and designed something much better" that resulted in a rethinking of the project.

"In general this just does not match the aesthetics of Washington DC," said Wind, who wants to reach out to students and critics to come up with, well, anything better, though he has no illusions that forcing a do-over will be easy. "I think its safe to say we're an underdog." The Memorial was created by an act of Congress and has been approved by the Eisenhower Commission and The U.S. Commission on Fine Arts.

"If we can show the public what a truly classical, beautiful design looks like, we hope [the Commission] will reconsider, it will look much better than what Gehry has designed." The Eisenhower Commission selected architect Frank Gehry in early 2009 in a highly publicized national design competition. The deadline for submissions is April 15th, the contest is being cosponsored by the Institute for Classical Architecture Mid Atlantic Chapter. NCPC will review the Gehry designs today at its 12:30 meeting.

Washington DC real estate development news

Eisenhower Commanding the Mall

Three design alternatives for the Dwight D. Eisenhower Memorial will be presented this Thursday at a public meeting before the The National Capital Planning Commission (NCPC). One of the three concepts selected by the Eisenhower Memorial Commission will be chosen for the 400 block of Independence Avenue, SW, in a plan that could get final review as early as this year.

The Eisenhower Commission selected architect Frank Gehry early last year to design the memorial, and several subsequent rounds of revisions have honed the site plan into three designs, one that creates a circular pattern of smooth, non-supporting and seemingly unfinished columns surrounding the park and tribute (top rendering), a second that follows the colonnade and deference to L'Enfant but allows Maryland Avenue vehicular traffic to continue through the site (middle rendering), and a third that leaves the original concept of a road closure and block-filling park intact, along with the original concept of a screen - "tapestries of woven stainless steel mesh supported on the colonnade of limestone" (bottom rendering).
The $90-120 million project (Washingtonspeak for $180m) mandated by Congress for the 34th President is behind schedule on its projected 2015 opening, but whenever it wraps up, it will provide "a cohesive and contemplative space for learning about President Eisenhower and his vast accomplishments." Each version will have a central tree grove strategically placed to frame local vistas, underneath which visitors relax, sit and learn amid a new orthogonal grid of urban canopy.

The Eisenhower Commission, a 12 member, bipartisan group that includes senators, representatives, former presidential appointees, and Ike's grandson, has expressed its preference for the Scheme 3 that eliminates Maryland Avenue and breaks up the L'Enfant plan, creating a more cohesive tribute to the General and President. "It would be extraordinary if we can build this memorial designed by the foremost architect in America in today" said Daniel Feil, Executive Architect for the Eisenhower Commission. "This will be the 7th monument for a President [in DC] and the first in a century."

The presentation by NCPC is the first of three phases before the Commission, in this case to render design guidance on each of the three plans. The second of three required NCPC hearings will review the ultimate plan once it is selected, with a third hearing for final plan review; NCPC reviewed and approved site selection in 2006, and Gehry made an informational presentation before NCPC a year ago. NCPC Public Affairs Director Lisa McSpadden notes that the Commission "did give very specific design principals" to the National Park Service, incorporating 7 guidelines such as maintaining views of U.S. Capitol. The U.S. Commission on Fine Arts CFA reviewed and approved it on January 20th, the next step will entail a public review and comment period. Gehry and his team will be on hand at Thursday's meeting to hear out the Commission's presentation.

Washington DC real estate development news