MARKET TERMINAL

New Condominiums in NoMA DC

MARKET TERMINAL

300-325-350 Morse Street NE DC 20002

Market Terminal is a Planned Unit Development at Union Market. Market Terminal includes six buildings placed over two phases on three adjoining sites, offering office, retail and residential in the NoMA neighborhood of Washington DC.

Developer: Kettler as ‘KF Morse LLC’
Architect:  R2L Architects for Residential (Credit: renderings)
Contractor:  Unknown

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Market Terminal Overview

Market Terminal is a 527-unit residential community located in the Union Market neighborhood of Washington DC. Phase I will consist of two residential buildings; a 10-story high rise and a 6-story mid-rise, along with an office building and 30k SF of retail space. The developer expects this portion of the project, termed ‘apartments,’ to release in the fall of 2018.

Original Concept

Building A1, an 11-story building stepped down to 6 stories, includes ground floor retail, below-grade parking. and 450 residential units, either rental, condominium or a combination of both.. Amenities include a roof deck with grilling station, fire pits, lounging areas and pool. Also planned are a bike storage room, a 2-story lobby and a cafe at street level.  Amenities for the 6-story building include retail facing Third Street. Building B will offer 6 stories of 125 residential units and ground floor retail facing Morse Street and a plaza. Building C1 will be 10 floors of office space and ground floor retail. Building heights will range from approximately 76 feet to 130 feet. Phase II includes three additional buildings; A2 which originally planned 6 floors housing 150 residential units and ground floor retail may convert to boutique hotel use (consistent with similar plans for other sites under development in the area). C2 offering approx. 250 residential (rental/condo) units and ground floor retail, and  Building D, more residential and ground floor retail. The PUD as originally presented includes a total of 927+- residential units and 699 off-street parking spaces. In the original PUD presentation to the BZA, developers planned for condominiums on lots 2001-2044. The condominium lots are located on an A&T lot that was previously known as A&T Lot 817. Lot 819 is District-owned and the developer will also make improvements to that site. Community benefits are required with PUD (Planned Unit Development). Compliance by Market Terminal will include a donation of $20k to the NoMa call box project for Metropolitan Branch Trail, a 1,500 SF makerspace servicing local businesses, pop-up events and markets, etc., along with a new street grid.

Market Terminal History

Centre Market was built in from 1968 to 1871 as the largest market in the District of Columbia. Located between the White House and Capitol Building, the market became a community hub. Centre Market was razed in 1931 for construction of the National Archives. Vendors then created the Union Terminal Market at 4th Street and Florida Avenue NE, near the Baltimore & Ohio Railroad Freight Terminal.
Union Market Terminal is a 4o acre parcel of land near the intersection of Florida and New York Avenues, occupied by a group of wholesale warehouses built from 1929 through the late 1930’s as goods distribution centers for the city. The site was chosen for its proximity to Union Station rail lines. Many of the exiting buildings dating back to 1929- 1931 have been altered by filled-in loading docks and windows, additions above loading docks, etc., but retains much of its original and unique character. The historic district includes 70 contributing addresses, of which 68 were built between 1929 and 1931, one in 1932, and one in 1939. The four non- contributing buildings were built after 1939.
The HPRB states that warehouses at 403-421 Morse Street were constructed in 1929 as part of the first phase of development. They line the block between 4th and 5th Streets, facing Morse Street.
501-527 Morse Street is a block of warehouse buildings located on Morse Street between 5th and 6th Streets, built in 1931. These two-story brick structures extends 14 loading bays in length and offer greater architectural features than the others on Morse Street.
1250-1292 5th Street is a long block of warehouses on the west side of 5th Street. Facing east from Morse Street to Neal Street is a continuous row of buildings constructed in three stages during 1929, 1930 and 1931. The two-story, brick warehouses with single-story loading docks are all very similar in design despite their different build dates.
1300-1334 5th Street and 1336-1338 5th Street warehouses line 5th Street from Neal Place to just south of Penn Street were built in 1929 in the same style as the other rows. The end building in this row,is 1336-1338 5th Street. It was built in 1939, ten years after the others to in the block to its south in a similar, but not identical, design.
1253-1269; 1271-1285 4th Street and 1287 4th Street NE is a block of buildings on the east side of 4th Street facing west between Morse Street and Neal Place . Three warehouse groups, 1253-1269 4th Street, were built in 1931 consistent in style with the standard model. The warehouses at 1271-1285 were built in 1957 and are not consistent with the standard model. Those at 1287 4th Street were constructed in 1930 in the established model style.
1253-1269; 1271-1285 4th Street and 1287 4th Street NE is a block of buildings on the east side of 4th Street facing west between Morse Street and Neal Place . Three warehouse groups, 1253-1269 4th Street, were built in 1931 consistent in style with the standard model. The warehouses at 1271-1285 were built in 1957 and are not consistent with the standard model. Those at 1287 4th Street were constructed in 1930 in the established model style.
1301-1317 4th Street form the southern end of the block of 4th Street between Neal Place and Penn Street NE. This group includes one non-contributing building (1301 4th Street NE), built after 1950, and three built in 1931 and 1932.
Alleyways run behind Union Market’s 4th and 5th Streets and Morse Street block.

Community Action

The developer has conducted community outreach in support of its project. Over the past year, EYA presented at ten+ public meetings, hosted tours of EYA’s completed communities for neighbors of the PUD, held two open house-style events at the Seminary, attended and shared information at two neighborhood-wide events, and met with many community stakeholders including the Greater Brookland Business Association, Providence Hospital, the Brookland Community Development Corporation, Casey Trees, local artists and historians, and interested neighbors. The Applicant has also met with the District of Columbia Office of Planning (OP) and Department of Transportation (DDOT). The developer has presented multiple iterations of the project to ANC 5A and ANC 5B.
Based on community feedback, EYA redesigned the townhouse development by reducing the number of units from 150 to 82 (as of January 2017), increasing open space to 2.5+ acres, reducing townhouse height from four stories to three and redesigned structures to better blend with the surrounding neighborhood with larger building setbacks for homes facing existing streets, using contextual architecture, and committing to preserving most healthy, full growth street trees surrounding the Seminary building to the south, east, and west, and along 12th Street NE. The PUD plan now includes a modest curve in the Webster Street extension to accommodate retention of a  53-inch diameter red oak tree on the site, rotating homes along the park on the south side of the extension of Webster Street to face the park and adding a break to the row of homes along 12th Street to reduced building mass appearance. An alley entrance from 12th Street to Allison Street was created to improve traffic flow and break up the mass of homes along Allison Street facing the neighborhood’s existing homes.
This project requires rezoning of the site. EYA will purchase the site once the required public approvals have been obtained. The developer expects this to occur in late 2017.

Market Terminal Design Features

Interior design details have not yet been finalized for the Market Terminal project. Check back for updates. Market Terminal is in the pre-construction phase.

Market Terminal Mapped

Market Terminal is located in Square 3587, bounded by New York Ave. to the north, 4th Street to the northeast, Morse Street to the southeast, Florida Avenue to the southwest and the Amtrak and Metrorail lines to the west. Lot 6 in Square 3587 has frontage on New York Ave. and Morse Street.

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