The Stops, Starts, and Stutters in the Navy Yard Residential Pipeline

by Nena Perry-Brown

As the residential development pipeline just east of South Capitol Street hums along, there is a waiting game happening in the rest of the Navy Yard neighborhood. Still, there are a number of major projects in the works, despite the residential plans at 100 K Street SE being halted in favor of a tire shop-to-church conversion. UrbanTurf refreshes our memory on what's happening below.

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

Capper/Carrollsburg Redevelopment

The redevelopment of the former site of the Arthur Capper/Carrollsburg Dwellings public housing community is still chugging along 16 years after the first project broke ground. In addition to the senior housing destroyed after a 2018 fire, several replacement units for the original community remain unbuilt. After the Zoning Commission approved a five-year extension for approved developments on the sites last year, a couple are expected to remain Washington Nationals parking lots for at least the next few years.

One of those parking lots, between 2nd and 3rd Streets from Eye to K, is slated to get two buildings: one with 120 market-rate condos, and one with up to 60 affordable units. The DC Housing Authority (DCHA) and EYA are waiting for HUD to complete disposition of the site and will file for a planned-unit development (PUD) afterward. In the meantime, it is expected to remain a parking lot for another 4 years.

  • DPW Trash Transfer Station Redevelopment

Another 322-unit development is planned across the street at the former site of the Department of Public Works trash transfer station at New Jersey Avenue and K Streets SE (map)

After a fire destroyed the 162-unit affordable senior building at 900 5th Street SE (map), work got underway on an identical building last year and framing is up on the site.


Murillo Malnati Group got permits for a concrete-pouring permit last fall for a 46-unit development with retail at 818 Potomac Avenue SE (map). The PGN Architects-designed project includes 47 parking spaces and is expected to deliver next year. Meanwhile, the developer's Callisto property at 816 Potomac Avenue is operating as a Sonder short-term rental "hotel".

The Yards at Capitol Riverfront

Brookfield Properties has taken over Forest City's portfolio, essentially making that firm the master developer, with the General Services Administration, of the 48-acre property which once housed the Washington Navy Yard annex.

The multi-phase development is expected to deliver a total of 3,400 residential units, 1.8 million square feet of office, and 400,000 square feet of retail, restaurants and services while reconfiguring the street grid in the immediate area, including creation of a two-block pedestrian-prioritizing woonerf along 1 1/2 Street SE between Quander and N Place.

So far, the 191 apartments at Guild Lofts and the 138 condos at The Bower have delivered. The Thompson Hotel on Parcel L opened earlier this year, selling to a new owner within weeks; the Estate apartment building next door has also begun move-ins.

Parcel G is approved for an office building, a portion of Parcel E will temporarily host a relocated trapeze school, and Parcels F, H/I and Q have been approved for continued use as parking lots for the next 3-4 years; PUD applications are anticipated for all but Parcel G in the future.

A requested two-year PUD extension at the site previously slated for a Showplace Icon movie theater seems to have come to a halt. The building proposed for First and N Street SE (map) was most recently expected to deliver 600 residential units and 35,000-50,000 square feet of retail across two buildings. 

An official zoning order was filed at the top of this year to approve development at N Street at the future 1 1/2 Street SE (map). The surface parking lot on the site would be replaced with a 10-story building, delivering 348 apartments above 15,913 square feet of street-level retail. The building will include a double-height, single-story bridge that will contain a fitness center and pool on the 8th floor, overlooking the woonerf along 1 1/2 Street.

Twenty percent of the apartments will be set aside for households earning up to 50 percent of AMI, including a handful of three-bedrooms. There will be 243 parking spaces and 118 long-term bicycle spaces across two below-grade levels; 209 of the vehicular spaces will be for residences.

Perkins Eastman is the architect.

1333 M Street SE

While previous owner Cohen Siegel Investors received zoning approval for a three-building, 673-unit development with 10,370 square feet of retail at 1333 M Street SE (map), those plans expired last year. About a month ago, Felice Development Group indicated that it planned to submit a first-stage PUD application for the site, likely within the next couple of weeks. 

The PUD application is expected to include a map amendment to rezone the 2.9-acre site from PDR-4 (production, distribution and repair) to MU-9 (high-density mixed-use), enabling another three-building residential-and-retail development.  GTM Architects, which designed the previous PUD, is also expected to design the future proposal.

See other articles related to: navy yard, development rundown

This article originally published at https://dc.urbanturf.com/articles/blog/the-stops-starts-and-stutters-in-the-navy-yard-residential-pipeline/16543

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