A JBG SMITH-led development team has applied for design review of a 130 foot-tall mixed use space proposed at the northwest corner of South Capitol and M Streets SW. The first phase of the development, on the southern part of the site, would include 226,132 square feet of office space above 25,427 square feet of retail, while the second phase on the northern part of the site would include 371 residential units. The site currently houses surface parking and a 7-Eleven.

An outdoor courtyard on the second floor of the residential portion would connect to the residential lobby off L Street, and there would be ground-floor walk-up units. The project will also make a monetary contribution to the Housing Production Trust Fund in lieu of including affordable units on-site. The site’s D-5 zoning does not typically require Inclusionary Zoning.

The applicant is also asking for flexibility to convert the office use into residential, which would deliver a total of 688 units above 23,850 square feet of retail to the site; in this alternative, the parking would be reduced to 311 spaces, and there would be 142 long-term bicycle spaces.

A zoning hearing has not been scheduled. Additional renderings of both options are below.