SUNDAY, SEPTEMBER 26, 2010
KLMNO the new arena stage} the neighborhood INTERSTATE 395 (SOUTHWEST FREEWAY)INTERSTATE 395 (SOUTHWEST FREEWAY)
10th St reet Over look
10th Fish Wharf 0
500 FEET
3 1 Arena Stage Arena Stage
The emerging
by Derek Kravitz
Location: 500 to 1000 Water Street SW Estimated cost: $1.5 billion Status: A final master plan is set to be unveiled for the public in late September, and construction is set for late 2012 Estimated completion date: December 2017
1 Southwest Waterfront
A private-public partnership, the Southwest Waterfront will turn 26 acres along Maine Avenue into three hotels, 800 apartments and con- dominiums, new offices, a marina, underground parking and almost a mile’s worth of parks and promenades looking onto the Washington Channel. Developers have proposed removing Water Street and adjacent parking lots to double the size of the waterfront area between Maine and the channel. Maine would then become the primary waterfront street, possibly a “grand urban boulevard” in the same vein as Mas- sachusetts or Connecticut avenues. As proposed, a bike path would be located next to Maine, with an- other to the northwest, under Francis Case Memorial Bridge (In- terstate 395 ramps). The development would have several major gathering places: Mar-
ket Square, at the northwest end, across from the 10th Street Overlook and next to the Fish Wharf. It would be a hard-surfaced square similar to Portland’s Pioneer Square or Seattle’s Pike Place Market, designed to accommodate markets, festivals and performances. The 10th Street Overlook, an eight-acre hill created with landfill excavated from the construction of the Southeast-Southwest Freeway, could be the site of a multilevel parking facility, hidden from view by stores along Maine. Across from Market Square on Maine, a visitor and transportation center could be built, where visitors could transfer to a taxi or buses or walk to the promenade or Fish Wharf, developers say. A grand public staircase could be constructed from the overlook down to Maine. Civic Park, another gathering place, may be renamed M Street
Landing and expanded, replacing parking lots and incorporating a grand public pier. Located at the southeast end, near M Street and Maine, the area could also be the home of a memorial or monument. Developers envision a park similar to New York’s Battery Park. Other piers could connect to the street-end plazas at Seventh, Ninth and N streets and south of St. Augustine Church, similar to Fells Point in Bal- timore.
Outdoor restaurants would be located along the 60-foot-wide South-
west Waterfront Promenade, which currently is two-thirds that size and extends from P Street north to the Fish Wharf. The new waterfront buildings will vary from six to 12 stories because of zoning restrictions. Many would have narrow profiles to avoid “slab”-type buildings and minimize shadows. A hotel with possibly 400 rooms could be situated near Market Square. At the other end of the project site, a large museum or other cultural tenant could occupy the lower floors of the building. A 100,000-square-foot Navy museum, fo- cused on the District’s maritime history, might also be relocated there. In between Market Square and the museum building, two-story base, mixed-use residential and ground-floor retail (primarily restau- rant) structures would be constructed. Parking would be under the buildings and would be hidden from view. In 2008, the city agreed to provide $198 million to help pay for infra-
structure including parks, piers and a bulkhead for the project. The Federal City Council, an influential group of business leaders, has un- dertaken an effort to improve 10th Street to encourage Mall visitors to walk to the site. A water taxi and ferry system is planned. The historic Fish Wharf will be renovated. The development project is led by PN Hoffman and Madison Marquette.
Location: Fourth and M streets SW Estimated cost: $760 million Status: With the first phase completed, the next two legs of Waterfront Station are awaiting financing deals Estimated completion date: Unknown
2 Waterfront Station Developers are trying to remake the intersection of Fourth and M
streets into the “neighborhood center” of Southwest. Eight free- standing buildings will include 1.2 million square feet of office, 1.2 mil- lion square feet of residential, and 140,000 square feet of retail and parking. The site of the former Waterside Mall, a new Safeway and CVS have already opened at 1100 and 1101 Fourth St. Two new office buildings, fully leased by the D.C. government for the Office of the Chief Financial Officer and the Department of Consumer and Regulatory Affairs and
3 LINDA DAVIDSON/THE WASHINGTON POST REUSE: The Randall School would become a hotel and museum. 2 MOSTAFA A. FAHIMI/WATERFRONT ASSOCIATES NEIGHBORHOOD CENTER: The Waterfront station at night. 4 I ST. ST. 2
WAT E R F RONT - S EU
WATERFRONT- SEU
M ST. ST. 5
Civic Park
Civic Park
N ST. ST. N ST. ST. M ST. ST. K ST. ST. I ST. ST. Street Overlook G ST. ST.
E7
L ST. ST.
Southwest A
1 HOFFMAN-MADISON MARQUETTE WATERFRONT WATERFRONT HOTEL: One of three proposed facilities.
O ST. ST.
Nat ionals Park
Nationals Park
P ST. ST.
concrete-heavy product of urban renewal in the 1950s and ’60s, Southwest Washington is defined by high-rise apartment blocks, federal office buildings, and modernist-looking townhouses and churches. Its multibillion-dollar transformation over the next 10 to 15 years will include, in addition to the renovated Arena Stage,
a new Southwest Waterfront, the mixed-use Waterfront Station inland, a new boutique hotel and art museum at the former Randall School, upscale apart- ment complexes and new community centers.
Q ST. ST.
R ST. ST. McNair
McNai r Fort
For t S ST. ST.
Anacostia River
APRIL 2010 SATELLITE IMAGE SOURCE: GEOEYE
flanking the newly reopened Fourth Street, were opened in April. A Waterfront Cleaners location will open this fall. A Subway restaurant was slated to open in September. D.C.-based Z
Burger and Station 4, a new tablecloth restaurant by the owners of Ulah Bistro on U Street NW, will open this fall. Two apartment buildings, 1150 and 1151 Fourth St., will be renovated and include 360 residential units, about 20 percent of which will be af- fordable to households earning 80 percent of the average median in- come or less. Three larger office buildings, at 10 or 11 stories each and with ground-floor retail space, are slated for 375 and 425 M St. An under- ground parking garage is being considered at the largest building, at 1001 Fourth St., which could be turned into a residential property. The developer is Waterfront Associates, a joint venture of Forest City Washington Inc., Bresler & Reiner Inc. and Vornado/Charles E. Smith.
Location: 850 Delaware Ave. SW (new address will be 65 I Street SW) Estimated cost: $150 million Status: New plans have been publicly presented and are awaiting D.C. Council approval before the project moves forward Estimated completion date: 2015
3 Randall School
The historic Randall School, shuttered in 1982, was slated to become the home of the Corcoran Gallery of Art’s College of Art and Design. But financial pressures prompted the Corcoran to sell the 14,000- square-foot building to the development firm Telesis and art collectors Mera and Don Rubell’s CACG Holdings in February. New plans call for a 25,000-square-foot museum of contemporary art, a 125-room bou- tique hotel and 200 residences. A sit-down restaurant is being consid- ered in the old school’s auditorium space. The museum could be simi- lar to the Rubell Family Collection museum in Miami, which opened at a former Drug Enforcement Agency warehouse in 1994. The Rubells own the nearby Capitol Skyline Hotel. The architect and design team includes Bing Thom, Oehme van Sweden and EHT Traceries.
Location: Sixth and M streets SW Estimated cost: $75 million Status: It is unclear when, or if, developers will begin working on this project or something similar at this site Estimated completion date: Unknown
4 The View at Waterfront
Two residential buildings, with 325 apartment units, have been planned for the north and south ends of the site facing M and K streets to replace surface parking lots, while two 48-year-old I.M. Pei-designed buildings — at 1100 and 1000 Sixth St. — have been undergoing exten- sive renovations. Between the two Pei towers, facing Sixth Street, developers were planning a small public park. A restored central garden could anchor the development and an amenities building of perhaps 12,000 square feet could flank the opposite end, with a pool, gym, lounge and busi- ness center. The two buildings, each with underground parking, were proposed to be built about 112 feet tall and feature an “S”-shaped design. The south building could have 8,900 square feet of ground-floor retail along M Street. Titex Real Estate Advisors purchased the site at foreclo- sure in August 2009, and these plans are still very much in limbo.
Lutheran Church Location: 222 M St. SW
5 St. Matthew’s Evangelical
Estimated cost: $50 million Status: The old church was demolished in August 2009, and plans are working their way through the approval process Estimated completion date: Unknown
4 FAIRFIELD RESIDENTIAL CO. APARTMENTS:The View site may get two new buildings.
A 20,000-square-foot church will incorporate 200 apartments, most of which will be affordable and workforce housing, and the Thurgood and Cecilia Marshall Southwest Community Center, which could in- clude a coffee shop, day-care center, computer lab, thrift shop, class- room, outreach center and choir room. Church officials also plan to open a fellowship hall in the church for community meeting space and a sanctuary for performances. Trammell Crow Co. and CSG Urban Part- ners are the developers. Shalom Baranes Associates is the architect.
kravitzd@washpost.com
7TH ST.
7TH ST.
6TH ST. 6TH ST.
4TH ST.
4TH ST.
4TH ST. 4TH ST.
1ST. ST. SW
1ST. ST. SW
HAL F ST. SW HALF ST. SW
SOUTH CAPITOL ST. SOUTH CAPITOL ST.
HAL F ST. SE HALF ST. SE
1ST. ST. SE 1ST. ST. SE
9TH ST. 9TH ST.
DELAWARE AVEDELAWARE AVE.
DOUGLASS MEM. BR. DOUGLASS MEM. BR.
POTOMAC AVE.
POTOMAC AVE.
RAI LROAD RAILROAD
MAINE AVE.
MAINE AVE. WATER ST.
WATER ST.
Washing ton Channel
Page 1 |
Page 2 |
Page 3 |
Page 4 |
Page 5 |
Page 6 |
Page 7 |
Page 8 |
Page 9 |
Page 10 |
Page 11 |
Page 12 |
Page 13 |
Page 14 |
Page 15 |
Page 16 |
Page 17 |
Page 18 |
Page 19 |
Page 20 |
Page 21 |
Page 22 |
Page 23 |
Page 24 |
Page 25 |
Page 26 |
Page 27 |
Page 28 |
Page 29 |
Page 30 |
Page 31 |
Page 32 |
Page 33 |
Page 34 |
Page 35 |
Page 36 |
Page 37 |
Page 38 |
Page 39 |
Page 40 |
Page 41 |
Page 42 |
Page 43 |
Page 44 |
Page 45 |
Page 46 |
Page 47 |
Page 48 |
Page 49 |
Page 50 |
Page 51 |
Page 52 |
Page 53 |
Page 54 |
Page 55 |
Page 56 |
Page 57 |
Page 58 |
Page 59 |
Page 60 |
Page 61 |
Page 62 |
Page 63 |
Page 64 |
Page 65 |
Page 66 |
Page 67 |
Page 68 |
Page 69 |
Page 70 |
Page 71 |
Page 72 |
Page 73 |
Page 74 |
Page 75 |
Page 76 |
Page 77 |
Page 78 |
Page 79 |
Page 80 |
Page 81 |
Page 82 |
Page 83 |
Page 84 |
Page 85 |
Page 86 |
Page 87 |
Page 88 |
Page 89 |
Page 90 |
Page 91 |
Page 92 |
Page 93 |
Page 94 |
Page 95 |
Page 96 |
Page 97 |
Page 98 |
Page 99 |
Page 100 |
Page 101 |
Page 102 |
Page 103 |
Page 104 |
Page 105 |
Page 106 |
Page 107 |
Page 108 |
Page 109 |
Page 110 |
Page 111 |
Page 112 |
Page 113 |
Page 114 |
Page 115 |
Page 116 |
Page 117 |
Page 118 |
Page 119 |
Page 120 |
Page 121 |
Page 122 |
Page 123 |
Page 124 |
Page 125 |
Page 126 |
Page 127 |
Page 128 |
Page 129 |
Page 130 |
Page 131 |
Page 132 |
Page 133 |
Page 134 |
Page 135 |
Page 136 |
Page 137 |
Page 138 |
Page 139 |
Page 140 |
Page 141 |
Page 142 |
Page 143 |
Page 144 |
Page 145 |
Page 146 |
Page 147 |
Page 148 |
Page 149 |
Page 150 |
Page 151 |
Page 152 |
Page 153 |
Page 154 |
Page 155 |
Page 156 |
Page 157 |
Page 158 |
Page 159 |
Page 160 |
Page 161 |
Page 162 |
Page 163 |
Page 164 |
Page 165 |
Page 166 |
Page 167 |
Page 168 |
Page 169 |
Page 170 |
Page 171 |
Page 172 |
Page 173 |
Page 174