The now-announced plans track pretty closely with what we've been hearing through the zoning process:

* a 224,000-square-foot Class A office building at the corner of 1st and M;

* a 180-unit hotel just to the south of the office building, separated by a 30-foot-courtyard;

* a 292-unit residential project south of the hotel in two buildings, both parallel to 1st Street, with a courtyard between them and a glass bridge connecting them; and

* 43,000 square feet of retail, 36,000 sf of which will be in the office/hotel/residential buildings, while the remaining 7,000 sf will be in a separate two-story retail-only building at the corner of 1st and N.

But we've also now learned that the office building (seen at left) will be developed by Skanska, is designed by Gensler, and will likely be self-financed, according to Bisnow. It will have 11,000 square feet of retail, and will be 11 stories tall. Looking at property records (always a somewhat dicey proposition), it appears that Skanska's Ballpark Square 701 LLC paid about $19.2 million for the multiple small lots at 1st and M where Normandie Liquors used to stand.

Grosvenor will be developing the rest of the project, with Hickok Cole designing the residential buildings and the hotel, and with McCaffery Interests providing "advisory services" and construction management. Grosvenor's Ballpark Square LLC appears in property records to have paid $25.8 million for its portion of the site.

Jon Carr of Grosvenor tells me that there is "strong interest" from potential tenants in the two-story 7,000-square-foot retail building at 1st and N (bet they wish they could have it built by tonight!) and that there are discussions with a couple of potential operators for the hotel.

Of course, the question most interested observers want to ask doesn't have an answer yet--neither announcement gives a start date. There's still the need for final approvals from the Zoning Commission (expected to come at the Oct. 29 public meeting), but for the Grosvenor portion of the site, there's one more pending item before the path to construction is truly clear, and that is the plans by another developer for the L-shaped lot between the residential buildings and the retail building.

Grosvenor apparently did attempt to purchase that property, but with no agreement able to be reached, those owners are now heading to the Zoning Commission in early December with their desire to build a 176-room hotel on the site (initial design seen at right, wrapping around Grosvenor's two-story retail building). If approved, Grosvenor's plans to have the courtyard of its residential buildings opened to the south would be impacted, and there is apparently an "alternative" design in the hopper if needed.

You can check my Square 701 page for more details about this site (including lots of Before photos from its days before becoming Nats Parking Lot F). The next steps to watch for, beyond how the L Hotel [copyright JD] turns out (which we may not know until early 2013), will be the filing of building permit applications, along with any announcements of office tenants, hotel operators, etc.

According to documents submitted as part of the required Capitol Gateway Overlay Review, the development would have no ground-floor retail along either 1st or N.

Also, the developers are requesting that they be able to provide zero below-ground or on-site parking instead of the 44 spaces that would be required by current zoning regulations, saying that the hotel would provide valet parking services, and also would emphasize the building's location near Metro, Circulator, and other transit options.

(Needless to say, it would be interesting to see exactly how valet service on 1st just north of N would work during a sold-out baseball game going on a few feet to the south, given how 1st fills up with traffic heading toward the parking lots at the Yards.)

As seen in the above rendering, the site for the proposed hotel wraps around the two-story retail building that has been proposed as part of its 660,000-square-foot Ballpark Square development that I've written about over the past few months, which would have its own 170ish-unit hotel, positioned between a 224,000-square-foot office building fronting M Street and a 285ish-unit residential building toward the south end of the street, as well as the retail building, separated from the rest by the Welch lot.

Recently "Ballpark Square LLC and SCD Acquisitions LLC" (which appears to be a team headed by Grosvenor, with Skanska and McCaffery Interests also on board) submitted updated designs for that project in advance of its Oct. 1 zoning hearing, in which the residential building just to the north of the L-shaped lot has had its U-shaped design reconfigured to open to the south, giving residents in the courtyard-facing units some amount of a view toward Nats Park. Which of course would completely disappear if the hotel were to be built right up against the property line. (You can compare the white box in the top rendering to the red-brick building at the right of this rendering to place the proposed hotel's location vis-a-vis the residential building.)

The updated filing by Grosvenor et al even gives oblique reference to the goings-on, saying "As will be discussed at the hearing, the Applicant is exploring alternative residential layouts to address the potential future development of the parcel to the south of the residential component."

It does lead one to wonder what if anything might be going on behind the scenes between the two parties. And also exactly how the Zoning Commission might feel about the hotel's designs as initially submitted.

The 35 percent design drawings will be presented to both the Commission on Fine Arts and the National Capital Planning Commission over the next few weeks, with initial thoughts/plans/hopes that construction could begin in 2013.

That's all I know at this point--more will be revealed as the bureaucratic hoops are jumped through.

UPDATE: With thanks to Z. in the comments, here are some renderings, via the slides for the upcoming NCPC presentation, which has additional details. Note how the height of the building steps up so that it's not at its full 11-story height directly next to the six-story Foundry Lofts. And remember, these are just the 35 percent drawings--details are still to be fleshed out, and perhaps changed.

The view on the left is looking down 4th at Tingey; the right is looking pretty much from the Lumber Shed/Yards Park to the northeast.

Also worth mentioning, the design calls for 21,000 square feet of ground-floor retail, and 250-300 parking spaces in a three-level underground garage.

* Residents of Onyx have filed paperwork with the city under the Tenants Opportunity to Purchase Act and are investigating options to buy the building themselves, after news came a few weeks back that the building is under contract to be sold for $82.5 million. If the city accepts the filing, the tenants' group would then have 120 days to come up with a competing offer. See the tenants' press release for why the group is pursuing this, including its hope that buying the building, which opened in 2009, will "reverse problems which plagued the area for years - poor housing conditions, rent increases, and attempts by developers to force residents out of the District." (If they succeed, I guess I'll have to stop using my standard joke about tenants looking in the sofa cushions for millions of dollars in spare change to buy their buildings.)

* DC Water has leased 16,450 square feet of office space on the 7th floor of 80 M Street through 2019 (GlobeSt.com). With or without telescopes for spying on the Main Pumping Station a few blocks to the south?

* The Capitol Riverfront BID is having an Urban Design Framework Plan prepared, to "examine the quality of the public realm in the BID and develop strategies for a comprehensive framework and public investment plan in the right-of-way." They've also commissioned a Retail Analysis Study "that will provide forecasts on future retail demand and absorption possibilities." Because if there's one thing a neighborhood can never have enough of, it's studies and analyses. (BID newsletter)

* The Earth Conservation Corps is offering "bird of prey demonstrations" on Friday nights through Sept. 28 at Diamond Teague Park, from 5:30-7:30pm. (via e-mail, no link!)

* Another rumination on Near Southeast's development timeline, at GGWash. As I've said many times--of course things were happening in Near Southeast before the ballpark (I wouldn't have started this blog in 2003 otherwise). But to not recognize that the ballpark sped up *plans* considerably is to not have watched the 18-month landrush in 2004 and 2005 after the ballpark's location was announced, when so many little lots between 1st and South Capitol south of the freeway were snapped up by the big guns. And to say that the ballpark didn't drive development right after it opened is to neglect the worldwide financial market near-collapse, and the years needed to recover from that. But I bet there's a lot of retailers and developers looking at the Nats this year and rueing that they didn't make their move already.

* So, in line with all that, check out nine years ago today, windshield edition.

* Cat with Natitude, Guga edition. (I don't think I'll tell him about the bird of prey demonstrations.)

This means less land would be needed for both the new BEQ and additional support facilities, though the total amount is dependent on what exactly the Marines end up building. A joint eight-story BEQ and support facilities would need approximately 1.6 acres of land, while separating the two needs could mean something closer to two acres if a five-story BEQ is built.

While this is important news from a neighborhood/urban design standpoint, it also impacts the amount of land the Marines may need to, ahem, "acquire" in order to build the BEQ. Early in the search process, it had been hoped that a public-private development partnership could be arranged so that the Marines would not have to take land by eminent domain, but it was announced in April that "federal land acquisition will be unavoidable as a result of recent unforeseen changes in policy and a less favorable funding outlook." And, because of the requirement that the new BEQ and support facilities be within 2,000 feet of the main post at 8th and I, various blocks south of the freeway on and near Lower Barracks Row have long been the sites the Marines have been eyeing as possibilities.

At that time, the Marines said that the EIS would evaluate the two blocks along the east side of 8th between Virginia and Potomac Avenues (Squares 929/930) along with the old Exxon site at 11th and M (Square 976). It was also said that the existing "Annex site" at 7th and Virginia was ruled out for the 100,000 square feet of housing but that it could be used for the needed 60,000 square feet of support space, but one does wonder whether the setback requirement change can return the Annex site back into the mix.

As also announced back in April, the Marines will be preparing an Environmental Impact Statement to both evaluate potential locations for the new BEQ complex as well as the reuse of the current Building 20 barracks on I Street SE. It had been hoped that the formal Notice of Intent for the EIS would have been happening about now, but the new newsletter says this will be delayed until winter. There will then be the attendant public meetings and whatnot.

If you're joining this story late, feel free to read my many posts from the past two years on the evolving BEQ site search, because I really can't bear to try to summarize it all AGAIN. You can also browse the official project web site for lots of materials from the process.

(via WBJ)

A few months back I detailed the plans for the site as described in zoning filings:

* a 224,500-square-foot office building at the corner of 1st and M;

If you haven't come across this map, which used to be on the home page until a redesign a few years back, it's probably because you haven't clicked on the "Project Directory" link on the black menubar atop the home page, or on the "View Full Map" link at the upper right of the "Highlights" home page map, or on the "Near SE Development Map" link at the very top of the side menubar on any interior page.

(I will probably add the nice hover effect to the smaller "highlights" map on the home page at some point, but maybe not today.)

I have one other thing I'm working on that will be coming soon--a page that's been sorely needed for a couple of years for a certain high-interest proposed project. Perhaps tomorrow....

An additional zoning approval is being sought in lieu of an outright change to the existing approvals for the long-planned 200,000-square-foot office building on the site, "to maintain flexibility as we evaluate options . . . for both office and residential uses."

The building, designed by WDG Architecture, would have a mix of studio, one-, and two-bedroom units, and approximately 9,000 square feet of retail, "almost" the same amount as the office building. There's an early rendering of what the new building could look like on the BID page. UPDATE: Donohoe passed along the image at left.

Donohoe bought the most of the site's land back in 2005, then purchased the remaining portion from WMATA. St. Matthew's has been close to being sold before, when Ruben Companies had a deal back in 2007 that never materialized. And Donohoe had been in discussions about acquiring the site before Ruben. What the acquisition of the church would mean if the office building is built is not clear (would the office building grow in size?).

If the apartment building does happen, it will be in line with other developers seeing the neighborhood as much more of a residential opportunity than when plans to revitalize the area first started being formulated. That and the fact that office leases are not very easy to come by these days.

Needless to say, no timeline at the present, beyond a trip through Zoning Land.

The sale price is listed on the form as $82.25 million, with the buyer being ERP Operating Limited Partnership, which is the operating partnership of Equity Residential, owner of a slew of DC-area buildings including 425 Mass and 2400 M, as well as a huge slate of properties around the country. (As an aside, the company was started by Sam Zell, a name that certainly has resonance for folks in the newspaper biz.)

Onyx went on the market more than a year ago, but that initial offering didn't result in a buyer so it was re-offered later last year. The notice to tenants specified that there are only 11 units currently unoccupied.

As we all learned during the JPI sales, it's required by DC law that residential buildings of more than five units under contract to be sold be offered to residents to purchase. (Insert here my standard joke about looking in the sofa cushions for $82 million in spare change.)

JPI's Axiom and 909 buildings were sold for around $95 million each, with the the Jefferson's contract price/purchase price for tenants listed at about $165 million.

Onyx's next-door neighbor, the office building 100 M, was put up for sale in March. (Which is apparently just now news to WBJ, though I had heard rumors that it had been taken off the market after that original offering, so maybe this is a new push.)

This land has been owned by the Cohen Companies since their purchase of the entire block bounded by 1st, Half, K, and L in 2005.

In fact, the garage and below-grade structure for the Toll Brothers lot is already built--that's why you see all the funny beige boxes on the land, covering vent shafts and other infrastructure items. Cohen had planned to move forward with a sibling for Velocity soon after it completed the condo building, but that never came to fruition.

This would be Toll Brothers's first building in DC proper, I believe, but they have plenty of offerings in the Metro area. And, as I found out today, they don't just do single-family homes (White Flint Station is an example of a condo building of theirs in the area). UPDATE: SWill from across the way mentions in the comments that TB bought White Flint Station after it was completed and converted it to condos from apartments. Apologies for the assumption.

More to come on this, I'm sure. And it will no doubt be seen as another indication of the strength of Near Southeast's residential market.

[And I should add that Cohen still owns the third lot on the block, along Half Street.]