The Stacks: Transforming Buzzard Point into a Vibrant Waterfront Community

The Stacks, Phase I is a transformative mixed-use development along the Anacostia River in Buzzard Point, Washington, DC. Phase I features four buildings atop a shared podium and parking garage: three residential buildings and a planned hotel tower.  

Bohler DC provided full-service site civil engineering, land development consulting, and permitting support from project inception through construction completion for the three residential buildings. 

Designed with a European-inspired aesthetic, the site includes a unique curved pedestrian corridor, or “corso,” that encourages residents to interact while seamlessly connecting the buildings and public spaces. Each building has a distinct architectural style, yet together they create a cohesive, vibrant community. 

Navigating Complex Challenges

Floodplain Compliance

The project is located within the 500-year floodplain, requiring the entire podium and buildings to be elevated. Bohler DC designed subtle grading, ramps, and stoops to raise the buildings while maintaining pedestrian accessibility and aesthetic appeal. Extensive landscaping was integrated to mask the elevation changes, creating a natural and inviting environment for residents. 

Stormwater Management

Proximity to the Anacostia River and a largely impervious site made stormwater management a critical concern. Bohler DC worked with the design team to implement an extensive network of green infrastructure, including ground-level bioretention in the corso and green roofs to manage runoff efficiently. 

Utility Coordination

The surrounding area contains dense, high-voltage electrical infrastructure, including a major substation and d. lines to the White House. Bohler DC conducted detailed investigations to map existing utilities and coordinated complex tie-ins to ensure reliable services for the buildings and garage without compromising safety. Additionally, unforeseen site conditions required the team to redesign nearly all wet utility lateral connections during construction—underscoring the complexity and precision of the design. 

 Architectural Integration

With three different architects designing distinct buildings, creating a unified site experience posed a challenge. Bohler DC’s site civil design harmonized circulation, stormwater systems, and public spaces, allowing the varying architectural styles to complement one another while maintaining a cohesive aesthetic. By successfully navigating the Large Tract Review (LTR) process, Bohler DC ensured the project meets the highest standards for design, infrastructure, and community impact. 

Looking Forward

Phase One is now fully operational, with all three residential buildings leased and thriving. The Stacks successfully combines regulatory compliance, sustainable design, and striking visuals, offering residents sweeping views of the Anacostia River and the Washington skyline. 

Phase Two, planned near the city’s soccer stadium, will add four additional buildings. Bohler DC has already begun early due diligence work to prepare for future development, ensuring the next phase can move forward seamlessly when market conditions allow.