DC's Massive Pipeline Project Being Rethought

Area watersheds.  Image: DC Water

Billions of dollars in spending set aside for a massive pipeline project to keep polluted DC water out of area waters could get delayed and re-channeled to more decentralized infrastructure like rain gardens, rainwater harvesting, trees and rain barrels - that is, if DC's independent water authority gets its way.

The sea change in the city's 20-year timeline for cleaning up area rivers will happen only if DC Water can renegotiate a 2005 federal decree to build the full tunnel system.  That consent decree from the Environmental Protection Agency emerged out of a lawsuit over DC's management of runoff in which several environmental groups were plaintiffs.

A decision on the future flow of the city's $4.6 billion Clean Rivers Project could come in the next week or so, a spokeswoman with the city's water authority, The District of Columbia Water and Sewer Authority, or DC Water, told DCMud this week.

"It might shift to a more green solution, or it might be a hybrid of the two: green and gray," DC Water spokeswoman Pamela Mooring told DCMud.  Green infrastructure, here, refers to infrastructure that absorbs or uses water before it enters the sewer system in the first place.  Gray solutions refer to engineering to deal with runoff after it happens - in this case, a massive tunnel infrastructure project to build underground storage tanks for overflow.

The water authority is making efforts to re-focus the Clean Rivers Project for an eight-year pilot "Low-Impact Development" program.  The proposal could emphasize infrastructure like rain barrels and rain gardens instead of pipes that have been the mainstay of water channelling.  DC Water says that approach - if it proves successful - could render two future pipelines, planned to keep run-off out of the Rock Creek and Potomac waters, obsolete, possibly saving millions of dollars.  It notes that other cities including Kansas City and St. Louis have already experimented with similar versions of green infrastructure.

Blue Plains Treatment Plant. Image: DC Water

DC Water says revising the plan could save rate-payers millions of dollars and slash $120 from the monthly water bill increases forecast by the end of the decade.

Old System, Old Problem

Regardless, consensus holds that the city must do something about its dirty water problem.  About one third of DC's water system was built in the 1800's, before pipe systems separated storm water, or run-off from non-permeable surfaces, from sewage.  That part of the system is called a combined sewer system (CSS), and when heavy rains like those from Hurricane Sandy hit the low-lying city, the CSS can't handle all the water and dumps it - along with sewage - into area watersheds, reducing water oxygen levels and killing wildlife at 53 documented places.

A portion of the pipeline system planned for the Anacostia River is already under construction.  In 2011, DC Water awarded a $330 million contract to a joint proposal from Traylor brothers-Skanska-JayDee (TSJD) to build the first part of the system.  The pipe, 23 feet in diameter, would be laid 100 feet underground and extend 12,500 feet from southwest DC, along the Potomac and under the Anacostia to about RFK Stadium.  Slated for completion in January, 2018, the massive system will hold dirty water from the CSS until it can be piped to the Blue Plains Treatment Plant for processing in dryer weather.  Of the scale of the project, DC Water General Manager George Hawkins called it "absolutely huge." "The machine our teams will use to build these tunnels is the size of a football field," and needs to be assembled underground.

Image: courtesy Mike Bolinder, @AnacostiaRrkper on Twitter

Riparian Repair - "Not a Zero Sum Game"

Although he supports a low-impact development approach, Anacostia Riverkeeper Mike Bolinder said it's an approach that he supports in combination with the full, planned tunnel system.  "In general I love the idea of green infrastructure, but there is a consent decree in place."

Bolinder said yearly sewage overflow into all three DC watersheds amounts to 2.5 billion gallons.

On the money question, Bolinder said the CSS under the city was built in the time of Abraham Lincoln, so it makes sense that replacing it will cost some money.  There is also the cost of maintaining and monitoring the efficacy of low-impact development.  "If they don't maintain rain gardens, they stop retaining stormwater," Bolinder said.  "Then we have the same system that we had beforehand, with a couple of rain gardens."

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New Renderings for Ballpark Project

With plans now officially on the table for Square 701, the block-long development just north of the ballpark, new images reveal additional details about the project that will add an 11-story office building, 170-room hotel, and 2 residential buildings to the ballpark area.  Work on the buildings is still at least 6 months away; developers Skanska USA and Grosvenor Americas closed on their purchase just last month and are now working on details of the by-right development.

Skanska will build the office building, designed by Gensler, and Grosvenor will build the hotel and 285 residential units, designed by Hickok Cole.  55,000 s.f. of retail space is also planned.  Since that announcement, new renderings have surfaced, see below.  The new office building is being designed to earn a LEED Gold platinum rating.

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Grosvenor, Skanska Close on Ballpark Site, Hope for Construction Next Summer

The Capitol Riverfront neighborhood got another shot in the arm today as developers announced a new project adjacent to the Nationals ballpark.  Developers Skanska USA and Grosvenor Americas closed yesterday on their purchase of the long block on 1st Street, SE, between M and N Streets, just north of the ballpark, and hope to begin construction by next summer.

The site, known as Square 701, will hold four buildings with more than 650,000 s.f. in total:

-An 11-story, 224,000 s.f. office building (built by Skanska, designed by Gensler, see rendering below),

-A 170-room hotel (by Grosvenor),

-Two residential buildings with a total of 285 units and connected by a "trellised glass bridge" (by Grosvenor, designed by Hickok Cole).

In all, the site will offer up to 55,000 s.f. of retail space.  The land had been owned by Potomac-based Willco Companies since 1948, and was cleared of buildings several years ago; in a simultaneous transaction Grosvenor purchased nearly the entire block from Willco and Skanska purchased the northernmost portion of the site from Grosvenor.  The site is adjacent to the hole Monument Realty excavated in 2007 and has left sitting ever since.  Rob Ward of Skanska says that while Grosvenor and Skanska are not technical or financial partners on the project, they will be working in tandem to unify the site.

Ward tells DCMud that while Willco had its own plans for the site, both Skanska and Grosvenor are developing new building designs, which have been wending their way through DC's zoning process throughout the summer.  Ward expects that under the most optimistic circumstances work could be underway on either the residential or office component as early as next summer; to date the developers have been in discussion with the ANC and zoning officials but "don't have enough design to pull permits yet."  Ward says the project is "basically by-right zoning" and "consistent with what the city has in mind for the site."

The new building is being designed to earn a LEED Gold platinum rating.  McCaffery Interests will be representing Grosvenor on construction elements of the project, which include the alley (Cushing Place) between this site and Monument's land.  The alley is expected to be reopened, though Ward notes that he has no news on Monument's projections for work to resume.  Below is a site plan - north is up.

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Rosslyn Office Project Breaks Ground Today

This morning marks groundbreaking at 1776 Wilson Boulevard in Arlington, a self-financed Skanska development of a five-story office building with 108,000 s.f. of rentable space and 26,000 s.f. of retail. Skanska is shooting for completion in a year and a half.

Skanska purchased the site for $10 million in 2010 from George Contis, whose property had housed Medical Service Corporation International. Skanska will build out the RTKL-designed plans, having stepped into the shoes of this and several stalled DC area projects like the PN Hoffman office project at 10th & G and Opus's southeast office project at M and Half Streets.

The ground breaking ceremony begins on site at 11:30 A.M.

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Neighborhood Report: NoMa

So named for its location north of Massachusetts Avenue, NoMa is a neighborhood that's beginning to assert an identity, if still gangly in its adolescence. But developers and restaurateurs have faith the area will take shape. Here's what's happening:

Gillian Clark's Kitchen on K: Clark's new restaurant, inspired by her now-gone Colorado Kitchen is between four and eight weeks away from permitting. A bigger space and proximity to the Metro means Clark, now the chef at Silver Spring's General Store, plans on daytime and late night hours. In a nod to its progenitor, the menu will showcase French technique via comfort food favorites, as well as donuts during brunch her customers keep asking about. Opening dates? "Ideally spring, but there is no such thing as ideal."

Work in Progress, Todd Gray's Watershed: A few blocks from Clark's spot, Equinox chef Todd Gray and wife Ellen are opening Watershed in NoMa's Hilton Garden Inn. In addition to the raw bar, patio, restaurant and lounge, the Grays will also focus on cooking up morning meals. "D.C. has a real need for power breakfast spots," said Todd. Perhaps Clark and Gray will draw business from Charlie Palmer, the reigning champion of the genre. Watershed will be the sole restaurant in the hotel, which is slated to open in April.

On Skanska's NoMa Development: Sara Krouse of Washington Business Journal reported on the Skanska deal earlier this week, which Executive Vice President Rob Ward says is slated to become office buildings, hotels and potentially residential space. The 63,790 square foot property is located at 1st and M Streets N.E.

NoMa Living: The Loree Grand, which will house Clark's restaurant, was the first new residential projects in the area in over a century. Of the 212 residential units, 66% have been leased. Archstone also has a residential project underway, 469 apartments set for completion in late 2012.

Constitution Square: Of the 440 residential units in The Flats 130, 90 have already been leased since its opening late last year, with 19 new leases just in January. Also set to open in the area is Roti as well as the largest location of The Perfect Pita, which has leased space across from The Courtyard Marriott.

90K: Of the space that's primarily for offices, 50% has been leased. The 412,000 square foot office building also houses retail, which has yet to be claimed. Built by Clark Construction, designed by SmithGroup, the building is the newest office building by Trammel Crow Company.

111 K Street: Sales of J Street's corporate condo (pictured, right), initially fast, have stalled as buyers such as Sierra Club and YWCA have backed out.

50 Florida Avenue: This former Metro Ice warehouse just sold as a redevelopment project to B & B Realty Investments. "We are in the middle of contemplating what we want this space to become," said Rick Brown, a Principal of B&B. "We had a three to five year plan but recent growth in the area has prompted us to reconsider."

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Buildings at 1776 Wilson Blvd to Crumble Soon

As Skanska continues to build up at 10th and G Streets NW, approaching "concrete topping out," developers expect the current buildings at their project site on the west side of the Potomac to come down very shortly. Rosslyn's Medical Service Corp. International office, Arlington Motor Cars, and Fashion Dreams, purchased from George Contis for ten million dollars in early 2009, are set to be razed in early December. Already approved development plans were included in the deal, and Skanska will follow through on the original RTKL-inspired vision of 142,000 s.f. of office space with a full ground floor of retail at 1776 Wilson Blvd. Although construction won't be coming "out of the ground" until February, with an official groundbreaking happening shortly after, Jessica Murray of Skanska assured DCMud that "you'll see activity happening before then." While Murray was able to promise impending explosions (figuratively not literally) and subsequent dirt-pushing, she could not report any lease agreement for the office or retail space at this time. "You'll know when that happens," she added.

Meanwhile, Skanska reports that construction crews are "currently placing concrete on the seventh floor" at 733 10th Street NW. Masonry work should begin next month and curtain wall glass is anticipated to begin at the end of November. Murray also confirmed that developers expect the 3,946 s.f. purchased from the First Congregational United Church of Christ's (originally the owners of the property) stake in the ground-floor of the building will likely feature a "white tablecloth" dining establishment as well as a cafe. The Church will maintain its presence in the new building with a freshly designed 25,000 s.f. of worship and office space. Substantial completion of the building is expected in September of 2011.

Correction: Skanska representatives wish to impart to DCMud and their readers that in fact NO EXPLOSIONS will actually happen during demolitions in Rosslyn. Furthermore, the restaurant space going there is not white tablecloth, quite the opposite, as the style of eatery will be either "fast casual" or a café. Jessica Murray explained that this is an important distinction given the zoning issues at hand.

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Skanska Office Project to Fill in Wilson Boulevard

Skanska USA announced on Friday that it would turn a pair of single-family homes-turned business into a 5-story Class A office building in Rosslyn at 1776 Wilson Boulevard. The self-financed project will turn one of the increasingly scarce development cavities on Arlington's main boulevard into 108,000 s.f. of office with a full ground floor of retail, designed to meet LEED Gold standards. Skanska says demolition of the existing buildings will take place within the next few months.

Skanska purchased the site for $10m this summer from George Contis, who had planned and received approval to scrap his own Medical Service Corporation International and build a medical office building on the site, a project Contis intended to start in early 2009. Skanska will take over Contis' plans, including the "virtually column-free" RTKL designed building, adapting it to much sought-after office space (oh wait, we got it confused with 2005 for a minute). Executive Vice President Rob Ward called it "an extraordinary site" in a statement, and promised completion in about a year and half. A 231 space, 3-level parking garage beneath the building will service tenants. It also appears that Skanska will honor Contis' plans to extend N. Quinn St, connecting Clarendon and Wilson Boulevards, breaking up the "super-block" and adding a pedestrian plaza.
Skanska touts that green credentials will be achieved with a vegetated roof, "energy-efficient windows" (those crazy Swedes), power outlets in the garage for electric vehicles, and improved air quality "to enhance worker productivity." Future employees take note. Skanska's speculative office endeavors include an office building under construction at 10th & G in Penn Quarter; its construction arm is finishing up work on an office building at Half and K Streets, in southeast DC.

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