Groundbreakings and Gridlock: The Southwest DC Residential Pipeline in 2026

• 9:05 AM EDT

by UrbanTurf Staff

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Today, UrbanTurf heads down to a portion of Southwest DC to see what large residential projects are still on the boards. If we missed a big development, shoot us an email at editor(at)urbanturf.com.

In case you missed them, here are the other neighborhoods we have covered thus far this year:

• Delays, A Hotel Approval and Nearly 1,100 Units: Where Union Market's Development Pipeline Stands
• The Nearly 1,500 Units Still In The Works For Friendship Heights
• The 6 Big Residential Projects In The Works Around National Landing
• Hotels, Heating Plants & Conversions: The 10 Big Projects In The Works In Georgetown
• The Nearly 3,000 Units Still In The Works For Navy Yard
• The 4 Developments On The Boards Around Howard University
• The Roller Coaster Development Scene In Tenleytown and AU Park
• The Nearly 2,000 Units Still In The Works At Buzzard Point

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45 Q Street

Plans for a new development at 45 Q Street SW (map) are at best delayed, but more likely, not moving forward. 

D.B. Lee Development put the development site along Q Street on the market last year. Back in 2020, the developer pitched plans for an 11-story development with 60 apartments above a 190-room Moxy hotel and a 3,700 square-foot market and café. As of publication, the site is still listed for sale. 

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Last Stop Liquor Redevelopment

Work has yet to begin on a 10-story, 49-unit development at the site of the Cap Liquor store across from Nationals Park (map). The project will incorporate the façade of the rowhouse at 1307 South Capitol Street SW, and will also include 3,500 square feet of ground-floor retail, 4,560 square feet of second-floor office space, and 17 long-term bicycle spaces. 

All of the units will be one- or two-bedrooms, and six of the units will be Inclusionary Zoning (IZ). Rich Markus Architects is the designer. 

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South Capitol Street 7-Eleven

At the end of 2023, JBG Smith sold the former 7-Eleven site at M and South Capitol Street (map) to WC Smith, and the new owner plans to move forward with the approved residential project for the site. However, WC Smith was granted a two-year extension of the plan approval, so we may not see any movement until the end of the year.

As approved, the new development would deliver 615 units across two phases, starting with the south portion (249 units above over 23,000 square feet of retail). The development will also include 19 affordable units, including a three-bedroom; 299 below-grade parking spaces; and 130 long-term bicycle spaces. Gensler is the architect.

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Westminster Church Living

Earlier this year, Westminster Presbyterian Church at 400 Eye Street SW (map) applied for an extension of the zoning approval it received for a 90 foot-tall building with 99 market-rate condos, 123 senior units, and 18,500 square feet of ground-floor space for the church. The Zoning Commission has not granted the extension yet.  

As proposed, the senior units will be for households earning up to 50 and 60% of AMI until affordability covenants expire, at which point up to 20 units would remain affordable per IZ. The building would also include a below-grade parking level with 60 vehicular and 76 long-term bicycle spaces. Development partners include Bozzuto; KGD Architecture is the designer.

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Portals IV

Republic Properties Corporation held an official groundbreaking for Portals IV — now going by "1301" — last June. The $260 million project is the final phase of the Portals complex.

The building at 1301 Maryland Avenue SW will be a 13-story, 525,000-square-foot structure with 356 market-rate residences and views of the Tidal Basin and Washington monuments. Amenities will include a rooftop pool and sky terrace, a piano lounge, co-working spaces, dog spa and park, fitness center, and a game lounge with a sports simulator. WDG Architecture designed the building with interiors by Akseizer Design Group. 

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428-Unit Conversion at The Portals

Lowe Enterprises and London-based private equity firm Henderson Park are working to convert the 8-story office building at 1250 Maryland Avenue SW (map) into a 428-unit residential project. As part of the conversion, the building, designed by Beyer Blinder Belle, will be reskinned with a contemporary facade redesign and a three-story addition will be constructed with modest setbacks that are meant to balance the new design with the massing of surrounding buildings.

This article originally published at https://dc.urbanturf.com/articles/blog/groundbreakings_and_gridlock_the_southwest_dc_residential_pipeline_in_2026/24568.