DC's 180-Acre Commanders Stadium Plan Adds Housing and Grocery
DC's 180-acre Commanders stadium development plan includes affordable housing and a grocery store. Here's what the RFK site redevelopment means for Ward 7 and DC.
In brief
Washington DC's stadium development plan for the 180-acre RFK Campus site goes far beyond football — the blueprint includes mixed-income housing and a grocery store designed to serve Ward 7 residents who have lacked full-service retail for years. The proposal pairs a new Washington Commanders NFL venue with the kind of community infrastructure that stadium deals rarely deliver, positioning the project as a test case for whether professional sports development can genuinely close equity gaps in the nation's capital.
KEY TAKEAWAYS
DC's redevelopment plan for the 180-acre RFK Campus includes a new Washington Commanders stadium, mixed-income housing, and a full-service grocery store.
Ward 7 — where the site sits — has been a documented grocery desert for over a decade, making the retail commitment politically and practically significant.
The project represents the largest single land redevelopment along the Anacostia riverfront in modern DC history.
Congress returned the RFK site to DC control in 2024, clearing the legal path for this development after years of federal land-use restrictions.
Community benefit agreements and affordable housing mandates remain under negotiation, with advocates pushing for binding commitments before any ground breaks.
What DC's RFK Campus Redevelopment Actually Proposes
The District's plan for the former RFK Stadium footprint stretches across 180 acres of federally returned land along the Anacostia River in Ward 7. According to the framework advanced by the DC Office of Planning and the Commanders organization, the site would host a new NFL-caliber stadium as its centerpiece — but the surrounding acreage is being designed as a full mixed-use district, not a surface parking moat.
The inclusion of a grocery store is not incidental. Ward 7 and neighboring Ward 8 together form one of the most persistently underserved food-access corridors in any major American city. The area east of the Anacostia River has fewer than two full-service supermarkets serving a combined population of roughly 160,000 residents, a disparity that DC's Food Policy Council has flagged repeatedly in its annual reports. A grocery anchor in the new development would be among the most impactful retail investments the East End has seen in a generation.
Housing density is the other major commitment embedded in the current framework. While final unit counts and affordability tiers remain under active negotiation between the DC Office of Planning and Commanders ownership, the plan signals a mixed-income model that would blend market-rate and below-market units — a structure consistent with Mayor Muriel Bowser's broader Comprehensive Plan goals for increasing housing supply citywide.
The RFK Site's Long Road Back to DC Control
The RFK Campus sat largely dormant for nearly two decades after the original stadium's demolition clearance, locked in a purgatory of federal land-use restrictions that prohibited residential development on the National Park Service-controlled parcel. Congress broke that logjam in 2024, passing legislation that transferred the land back to the District — a move that The Washington Post characterized at the time as one of the most consequential land-use decisions for DC in the 21st century.
With the federal handoff complete, DC officials moved quickly. The Commanders — under owner Josh Harris, who purchased the franchise in 2023 — had been publicly circling a return to the District after years of the team playing in Landover, Maryland at Northwest Stadium. The RFK site offered the rare combination of scale, transit access (the Stadium-Armory Metro station sits adjacent to the property), and symbolic resonance that made it the consensus frontrunner over competing Virginia and Maryland proposals.
For Ward 7 Councilmember Vincent Gray, a former DC Mayor who has represented the district for years, the development represents leverage the community hasn't held in decades. Gray and fellow East of the River advocates have been vocal about tying any stadium authorization to enforceable community benefit agreements — not aspirational language, but binding contracts with teeth.
Why Housing and Grocery Access Make or Break This Deal for Ward 7
Stadium deals across the country have a poor track record on community benefits. Research from the Brookings Institution has repeatedly found that professional sports venues generate economic activity concentrated in game-day spending, not sustained neighborhood investment. The District's negotiators appear aware of this history — the explicit inclusion of housing and grocery components in the public-facing framework is an attempt to structurally embed community value rather than leave it to trickle-down economics.
The numbers tell the story clearly. Ward 7's median household income sits below $60,000, and housing cost burden — the percentage of residents spending more than 30% of income on housing — exceeds 40% in several census tracts nearest the RFK site. Adding market-rate-only housing without affordability requirements would accelerate displacement pressure on existing residents, a dynamic that community organizations like NeighborhoodInfo DC have modeled extensively.
The grocery commitment matters equally. East of the Anacostia, residents routinely travel 30 to 45 minutes by bus or car to access a full-service supermarket — a logistical burden that compounds healthcare costs, time poverty, and nutritional inequality. A stadium-anchored grocery in the RFK district wouldn't just serve football fans on game days; it would function as permanent infrastructure for the 150,000-plus residents within a two-mile radius.
Why This Matters in Washington
DC's stadium conversation is inseparable from the city's deepest political fault line: the resource gap between neighborhoods west and east of Rock Creek Park, and increasingly, the gap between neighborhoods north and south of the Anacostia River. The RFK development lands squarely in that second divide. If the District can execute a stadium deal that delivers binding affordable housing, genuine grocery access, and transit-connected density in Ward 7, it becomes a national model. If it delivers a shiny stadium surrounded by luxury condos and a Shake Shack, it becomes another cautionary tale.
Mayor Bowser's administration has staked considerable political capital on bringing the Commanders home to DC. Josh Harris and the Commanders ownership group have financial incentives to close quickly. The tension in the negotiation — and the tension that will define this project's legacy — is whether Ward 7 residents get a binding seat at the table before the contracts are signed, or whether community benefits become the last item on an agenda that's already been decided. For more on how DC's political dynamics shape development decisions, see our DC Politics Guide and DC Neighborhood Market Report.
This project also lands inside a broader housing pressure cooker. DC has added tens of thousands of new residents over the past decade, and the DC Power Players shaping development policy — from the Office of Planning to the Zoning Commission to the Council's housing committee — will all have a hand in determining whether the RFK footprint bends toward equity or exacerbates it. Track the key figures influencing this outcome in our DC Power Index.
What's Still Unsettled — and What Comes Next
Several critical variables remain unresolved as of mid-2026. The affordable housing percentage — the share of residential units reserved at below-market rents, and at what Area Median Income thresholds — has not been publicly locked in. Community benefit agreement language is still being drafted, with advocacy groups including housing attorneys and Ward 7 civic associations pushing for independent enforcement mechanisms rather than mayoral discretion.
Stadium financing is the other open question. Whether DC taxpayers will be asked to subsidize construction through tax increment financing, bond issuance, or direct appropriations is a debate that will play out in the John A. Wilson Building on Pennsylvania Avenue NW. The DC Council has shown willingness to invest in transformational projects — but Council Chairman Phil Mendelson and the finance committee have historically demanded rigorous fiscal impact analysis before authorizing nine-figure public commitments.
Timeline projections place groundbreaking no earlier than 2027 or 2028, with an opening target aligned to an NFL season in the early 2030s. That runway gives advocates time to organize, gives planners time to refine, and gives the District time to either get this right or repeat mistakes made at other stadium sites across the country.
The bottom line: DC's 180-acre RFK Campus redevelopment plan is the most ambitious mixed-use project the District has proposed in decades — and its inclusion of housing and grocery infrastructure signals genuine intent to serve Ward 7, not just NFL fans. Whether that intent hardens into binding obligation is the central question of the next 18 months. Watch the Council hearings, watch the community benefit agreement negotiations, and watch whether Josh Harris and Mayor Bowser's partnership produces equity or just optics.
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Frequently Asked Questions
What is included in DC's plan for the 180-acre Commanders stadium development?
DC's current framework for the RFK Campus redevelopment includes a new Washington Commanders NFL stadium as the centerpiece, along with mixed-income housing and a full-service grocery store. The plan covers 180 acres along the Anacostia River in Ward 7 and is designed as a mixed-use district rather than a stadium-only project.
Where is the new Washington Commanders stadium planned to be built?
The proposed stadium site is the former RFK Campus in Ward 7, along the Anacostia River in Southeast Washington DC. The Stadium-Armory Metro station provides direct transit access to the site.
Why is a grocery store being included in the Commanders stadium development?
Ward 7 and Ward 8 — the neighborhoods east of the Anacostia River — are documented grocery deserts. Including a full-service grocery store in the development is intended to address longstanding food access inequity for the roughly 160,000 residents who currently lack nearby supermarket options.
How did DC get control of the RFK Campus land?
Congress passed legislation in 2024 returning the federally controlled RFK Campus land to the District of Columbia. The land had previously been restricted by National Park Service rules that prohibited residential development, keeping the site largely dormant for nearly two decades.
Will the Commanders stadium development include affordable housing?
The current plan includes a mixed-income housing component, but the specific percentage of affordable units and the income thresholds for eligibility remain under negotiation as of mid-2026. Community advocates are pushing for binding affordability commitments before any development contracts are finalized.
When would the new Washington Commanders stadium open?
Current projections suggest groundbreaking no earlier than 2027 or 2028, with an opening target in the early 2030s aligned to an NFL season — pending finalized financing agreements and DC Council authorization.
Reporting drawn from: Washington Examiner. Washington DC Magazine provides original analysis, DC-specific context, and editorial perspective beyond the source material.This article was produced with AI assistance and reviewed by WDCM editorial staff. Washington DC Magazine is committed to accuracy, transparency, and editorial integrity. If you believe any information in this article requires correction, please contact editor@washingtondcmagazine.com.
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CAN I KICK IT? screens New Jack City at the Sylvan Theater, Washington Monument, on Aug. 22. (Courtesy SHAOLIN JAZZ)
The live-cinema series CAN I KICK IT? returns to the National Mall this month with what its producers are calling the "Gangsters on the Mall" chapter of their free outdoor summer run. On Saturday, August 22, the SHAOLIN JAZZ production brings the 1991 crime classic New Jack City to the Sylvan Theater at the Washington Monument for a night of film, music, and community under the DC summer sky.
What sets the event apart is the sound. As the film plays, DJ 2-Tone Jones builds an original score in real time, reimagining one of the most iconic crime movies of the ’90s through hip-hop, soul, funk, and more. It is less a movie screening than a live performance built around the film.
The details:
Film: New Jack City (1991), with a live soundtrack by DJ 2-Tone Jones
When: Saturday, August 22 — seating opens at 7:30 p.m. (bring lawn chairs and blankets); film begins at 8:30 p.m.
Where: Sylvan Theater at the Washington Monument, Independence Ave SW & 15th St NW
A parking note from the organizers: expect road closures and restricted parking east of 14th Street NW due to a separate race event in the District. Roads west of 14th Street NW will be accessible and available for parking.
New Jack City is the second of three screenings in this year’s free CAN I KICK IT? outdoor series, which opened with Black Panther at Skyland Town Center and concludes with Scarface at the Lincoln Memorial on September 5. Produced by the Washington, DC-based multimedia arts company SHAOLIN JAZZ, the series has presented more than 150 live cinematic experiences at venues across the country, from Lincoln Center to SXSW.
"I wanted to be able to tell good stories with substance and remove the ‘ego’ out of the art," said Andrew Huang during a recent interview. Now, he’s building his career at the intersection of discipline, creativity and innovation.
Andrew Huang, founder of New Place Studios. (Courtesy photo)
As a Chinese American, Huang was reared with a deep respect for hard work, consistency and excellence. He describes his childhood as "not so affluent" and later attended college to hone his passion for videography. "In college I tried to do something I loved, which was video, but along the way I knew that I had to find a job. And so I thought, ‘what was the low hanging fruit to get to that stable 9 to 5 job?,’" he stated.
Later in life, Huang found himself working for corporations where his creativity was often limited, eventually leading to burnout. "I worked in a corporation for a long time and there were a lot of missing pieces. I wanted to fill in gaps missing in corporate video production," said Huang.
He later described how his upbringing and a mindset of "survival" led him toward a corporate career. However, his desire for balance and authentic storytelling ultimately pushed him to take the entrepreneurial leap.
"I founded a new place where you can create video and film with ‘substance and style,’" said Huang. His desire for work-life balance and passion for storytelling naturally evolved into a small business based in Virginia. With the launch of New Place Studios, the entrepreneur quickly found himself reconnecting with the values that would become the foundation of everything he creates behind the camera.
Huang said being a business owner has allowed him to first embrace himself. While others may see video as simply capturing moments, he sees it as a way to preserve stories that inspire, connect and leave a lasting imprint.
By combining cinematic visuals with cutting-edge production techniques and a keen understanding of branding, Huang helps organizations and individuals communicate their vision with purpose. He said understanding a client’s "why" serves as the compass for delivering the services they need.
One benefit of working with a small business, he said, is that clients get to see the production process unfold through a micro lens while working with the same faces throughout the entire project. "The work feels personal," said Huang.
Huang does not regret leaving behind the flash-over-substance mentality and corporate hustle culture. That does not mean the Asian American entrepreneur has been without challenges in the industry. "It’s relatively hard to find other Asian American creatives or people who would want to work with me in the DMV," said Huang.
He identifies the industry culture in which everyone is trying to blend in, creatives may fear displaying their Asian identity and some feel pressure to adopt an American corporate persona. He also points to what he describes as a level of gatekeeping within the industry. According to the U.S. Small Business Administration’s 2024 statistics, Asian American and Pacific Islander entrepreneurs own more than 3 million businesses and employ 5.2 million people in the United States.
After tapping into organizations such as SCORE, which offers free small business mentorship, New Place Studios has become a trusted creative partner throughout the DMV (Washington, D.C., Maryland and Virginia). The company produces a range of creative services, including commercials, corporate branding, documentaries, film, 2D animation, motion graphics and photography.
For Huang, entrepreneurship has become more than a departure from corporate life. It has given him the freedom to create with intention, build meaningful connections and tell stories that go beyond the surface.
The 2026 CAN I KICK IT? outdoor series. Poster courtesy of SHAOLIN JAZZ.
For three Saturdays this summer, some of Washington’s most familiar public spaces will do something they rarely do after dark: fill up with blankets, lawn chairs, and the sound of a movie being scored live, in real time. CAN I KICK IT?, the traveling “live cinema” series produced by the DC-based multimedia arts company SHAOLIN JAZZ, is bringing a free outdoor run to the city — pairing three era-defining films with an original soundtrack performed on the spot by DJ 2-Tone Jones.
The premise is what sets it apart from a normal screening in the park. Rather than simply pressing play, 2-Tone Jones builds a score as the film unfolds, pulling from hip-hop, soul, funk, jazz, rock, electronic music, and sounds from around the world. The result, the organizers say, is less a movie night than a one-time performance — the same film you know, wired to a soundtrack you have never heard and will not hear again. Guest DJs warm up the crowd starting at 7:30 PM before each 8:30 PM screening.
The 2026 outdoor schedule
All three events are free and open to the public.
Saturday, August 8 — Black Panther at Skyland Town Center. A pop-up marketplace and community activities kick off the evening; guest DJs at 7:30 PM, film at 8:30 PM. Marvel’s superhero epic gets a one-night-only live score in Southeast DC.
Saturday, August 22 — New Jack City at the Sylvan Theater, Washington Monument. Seating begins at 7:30 PM; the film starts at 8:30 PM. The 1991 crime drama plays out at the foot of one of the country’s most recognizable landmarks.
Saturday, September 5 — Scarface at the Lincoln Memorial. Seating at 7:30 PM; film at 8:30 PM. The series closes with Brian De Palma’s crime saga against the backdrop of the Memorial, scored live from start to finish.
First up: Black Panther at Skyland Town Center on August 8. Poster courtesy of SHAOLIN JAZZ.
A DC company with a national footprint
SHAOLIN JAZZ describes itself as a Washington-based arts company working at the intersection of music, film, art, and culture, and CAN I KICK IT? is its signature production. According to the organizers, the series has staged more than 150 live cinematic experiences around the country — at performing arts centers, museums, festivals, and cultural institutions including Lincoln Center in New York, SXSW, the Denver Center for the Performing Arts, Republic Square in Austin, the Tacoma Armory, and The Cary Theater.
“CAN I KICK IT? has always been about creating a shared experience,” said Gerald Watson, co-founder of SHAOLIN JAZZ. “When you combine iconic films with live music in public spaces, something special happens. People aren’t just watching a movie — they’re experiencing it together. That’s what makes these nights so memorable.”
Cinema as a community event
The DC run lands as cities across the country look for new ways to activate public space through arts and culture — and this series is a straightforward pitch for how to do it: take a landmark everyone already knows, add a film everyone has an opinion about, and let a live soundtrack turn the evening into something neighbors experience shoulder to shoulder. Families, film buffs, and music fans are all invited, and admission won’t cost a thing.
The CAN I KICK IT? outdoor series runs August 8, August 22, and September 5. All events are free; check SHAOLIN JAZZ (shaolinjazz.com) for the latest details and any weather updates before heading out.
