The Nearly 3,000 Residential Units Coming to Southwest

by Nena Perry-Brown

Although UrbanTurf has covered a lot of development in and around the Southwest quadrant, the area between the Mall and the Waterfront has not been given a marketing moniker like its "Navy Yard" neighbor. Either way, the spate of residential development slated for this nook deserved its own rundown, so we took the liberty of giving the area a temporary name -- "Near Southwest" -- that's a nod to its counterpart on the other side of South Capitol Street.

Below, we cover the residential projects in the pipeline for Near Southwest, several of which will begin delivering within the next few months.

Editor's Note: We certainly recognize that this tongue-in-cheek renaming might have come across as condescending or disrespectful. Not our intention at all and we recognize our mistake.

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

The Nearly 3,000 Residential Units Coming to Southwest: Figure 4


Republic Properties just topped off a 14-story residential building south of the Mall. Designed by Robert A.M. Stern Architects, the 373-unit building at 1331 Maryland Avenue SW (map) will be the fifth in the office-heavy The Portals development.

Amenities will include a dog spa, a pet walking area, a fitness center, a library with terrace and two rooftop terraces with an infinity pool and 360 views. A double-height lobby with lounge seating and a winding stair will provide entrances both at the third level on Maryland Avenue and on the first level on the southern side of the building.

The residential units on the top four floors will be large enough to warrant private elevators, averaging almost 1,400 square feet each, with the largest being a 3,400 square-foot three-bedroom with den. The building is expect to begin leasing next spring.

The Nearly 3,000 Residential Units Coming to Southwest: Figure 5

The Kiley on 4th

Urban Investment Partners recently secured financing for a new 315-unit apartment building to replace the surface parking lot at 301 G Street SW (map)

The unit mix will include studios and one- and two-bedrooms, as well as 20 garden-style duplexes on the ground floor. The building will have a pool deck, fitness center and library. WDG Architecture and Lee and Associates are the designers on the project. 

The developers are aiming to break ground in the third quarter and begin building in December or January, putting likely completion in 2020.

The Nearly 3,000 Residential Units Coming to Southwest: Figure 6

The Banks

Just a block from the Wharf at 7th & I Streets SW (map), a new home for Riverside Baptist Church as well as 173 new apartments is expected to start delivering by the end of the year. The PN Hoffman development will also have ground-floor retail and 135-170 parking spaces.

As designed by Studios Architecture and Geier Brown Renfrow, the building will incorporate restored stained glass and stone from the church. The 10-story building will also house a preschool franchise location of The Goddard School.

The Nearly 3,000 Residential Units Coming to Southwest: Figure 7

The Bard

As You Like It, LLC, a development partnership between Erkiletian Development Company and the Shakespeare Theatre Company (STC), are in the midst of refining the design for a planned-unit development (PUD) at 501 I Street SW (map), a site which formerly housed Southeastern University.

A dedicated and organized group of neighbors has largely been opposed to the project; however, upcoming designs by architect Shalom Baranes are expected to reflect suggestions from the ANC, including shifts of some of the massing and increasing the setbacks on the penthouse level and on the northwest corner of the 4th floor out of respect for the height of adjacent townhouses. The new design may also alter the material palette to make the building read more like three townhouses.

The PUD application would rezone the site in order to deliver a four-story, U-shaped building with 110 apartments, connected via tunnel to a separate five-story “annex” (quotations applicant’s own). There would also be 29,425 square feet for STC administrative, rehearsal and performance space.

Twenty of the apartments will be for actors while 85 will be available to the public; some four-bedroom duplexes for STC fellows will have entrances along 6th Street. Inclusionary zoning units will be provided at 60 and 50 percent of area median income (AMI). Other community benefits are still being negotiated.

A below-grade garage would provide 39 parking spaces, including some tandem spaces, and 70 bicycle parking spaces. A Zoning Commission hearing has not yet been scheduled; As You Like It is aiming to break ground next year and deliver the project in 2020.

The Nearly 3,000 Residential Units Coming to Southwest: Figure 8

The View at Waterfront

Mill Creek Residential Trust is currently having the first of two additional buildings constructed which will book-end the existing pair of  I.M. Pei-designed apartment buildings at The View at Waterfront. With a total of 256 units between them, the south building at 6th and M Streets SW (map) and the north building at 6th and K Streets SW (map) will have retail and potential loft apartments and/or amenity space along the two-story street-level.

Each new 85-foot-tall building will also add three levels of below-grade parking for a total of 290 spaces. SK&I Architectural Design Group is designing the project.  Delivery is expected in the first quarter of 2019.

The Nearly 3,000 Residential Units Coming to Southwest: Figure 9

Waterfront Station II

PN Hoffman is also working on a mixed-use development which would deliver an 11-story building with 456 apartments above 11,400 square feet of commercial, a 9,000 square-foot black box theater and a school to the city-owned parcel at 1000 4th Street SW (map). Of the apartments, approximately 137 of those units set aside as affordable, half for households earning up to 30 percent of area median income (AMI) and the other half will be for households earning up to 50 percent AMI.

Early discussions of the plans also envisioned a ground-floor diner concept by the owners of Tryst; AppleTree Early Learning could possibly operate a 176-student pre-Kindergarten there. There will be 210 parking spaces across two below-grade levels.

Construction could begin in the first quarter of 2020, putting anticipated delivery in the third quarter of 2022. A hearing date before the Zoning Commission has not been scheduled. The development team also includes CityPartners, AHC Inc., ER Bacon Development, and Paramount Development; the architect is Torti Gallas Urban.

The Nearly 3,000 Residential Units Coming to Southwest: Figure 2

375 and 425 M

As for the two remaining sites at the Waterfront Station development just steps from the Waterfront Metro, the development team led by Forest City is still in talks with neighborhood stakeholders to address concerns on everything from the terms of operation for a proposed community center to the potential that any new residential development may be prone to more hotel-like rentals. 

The development team had most recently applied to modify the use of the pair of buildings from office-with-retail to a more eclectic mixed-use, delivering roughly 600 residential units, 32,400 square feet of office space, 39,933 square feet of ground-floor retail , and a 6,000 square-foot community center across the two buildings at 425 M Street SW (map) and 375 M Street SW (map).

The development will also provide 399 parking spaces (327 for residents) and 172 long-term bicycle spaces. Perkins Eastman is the development architect. It remains to be seen when the Zoning Commission will hold a hearing on the development. 

The Nearly 3,000 Residential Units Coming to Southwest: Figure 3

St. Matthew’s Redevelopment

Trammell Crow subsidiary High Street Residential, CSG Urban Partners and Meadow Partners are expected to complete another church redevelopment this fall. Upon completion, the site at 222 M Street SW (map) will see a new home for St. Matthew’s Evangelical Lutheran Church and a community center along will 221 apartments. 

The resulting 11-story building will be L-shaped along M Street and 8 stories on the perpendicular wing. Shalom Baranes is the architect on the project, which will also feature two levels of underground parking and a shared 1/3-acre courtyard.

The Nearly 3,000 Residential Units Coming to Southwest: Figure 1

Randall School Redevelopment

This summer, the Zoning Commission approved Lowe Enterprises and Telesis Corporation to redevelop the historic Randall School at 65 I Street SW (map)

The approved plans include a 31,389 square-foot museum portion in the east wing of the restored school, 18,602 square feet of office/institutional/arts space in the west wing of the restored school, 489 apartments and/or condos and a minimum of 249 parking spaces across two levels.

Approvals also include the option to do a phased development, starting with the renovated east wing of the school, the art museum, parking, a courtyard, and the east wing of the residential building' the west wing of the residential building would be constructed separately. The unit mix will include a minimum of 19 townhouse-style units; 20 percent of the total residential square feet will be for households earning up to 80 percent of median family income (MFI). Beyer Blinder Belle is the development architect.

Correction: This article previously misstated the name of one of the church development partners; it is Riverside Baptist Church, not Riverdale Baptist Church.

See other articles related to: southwest dc, southwest, near southwest, development rundown

This article originally published at https://dc.urbanturf.com/articles/blog/the-nearly-3000-residential-units-ready-in-near-southwest/14336

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