Earlier this month the Mount Vernon Triangle Community Improvement District (MVTCID) published an updated development map (press release). I’ve included the map graphic below, but to review for all the accompanying descriptive information for the numbered areas you should visit the PDF hosted on the MVTCID’s website.
Excerpt from MVT CID Development Map
Interesting changes from past unveiled plans:
- Two new potential I-395 Air Rights sites (#26, #36). One site is that current large parking structure behind Mount Carmel Plaza.
- MRP Realty site at 6th & K (#4) now listed as apartments (formerly office)
- Quadrangle/Wilkes now plans to place some apartments on K Street (#16)
- L Street no longer shown as connecting across highway in future. Although this may not have been an intentional omission.
Updated (12/1/2011 1:30PM) DCMud took the development map and ran with it further. They’ve aggregated all the most recent news on the major projects into one posting. Very convenient and Kudos to them. I just don’t have the hours to devote to such long summaries as this is just a side hobby and not a day job for me.
As reported in the past, the American Association of Medical Colleges (AAMC) has arranged a deal to purchase property from Douglas Development in the Mount Vernon Triangle to build a new headquarters office building. The parcel is on Square 451 and is bounded by 7th Street NW to the west, New York Ave NW to the north, K Street NW to the south while the east boundary is an alley. Several historically protected properties spread out along the K Street segment will be relocated to a cluster on K Street near the alley.
Until now we did not have renderings to display what AAMC has planned. Lydia DePillis of the City Paper tracked down four renderings from Shalom Baranes architectural firm. I’m displaying two below and encourage you to visit her link for the other two.
K Street elevation of AAMC; from Shalom Baranes (via WCP)
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Townhouse at 628 New York Ave NW
Through the grapevine I’ve heard that the owner of the townhouse at 628 New York Avenue NW has sold. While a few 6th Street properties on Square 451 where not part of Douglas Development’s assemblage – this was the only holdout from either New York Ave or K Street. Douglas had continually said they would build around the property. But it now seems that an agreement has been reached and we can avoid a repeat of the 433 Mass “Ledo” situation.
Had 628 New York Ave NW not sold, the footprint of the new American Association of Medical Colleges (AAMC) headquarters building development would have had a notch similar to that seen in the image below.
628 New York Ave NW is a townhouse located in the notch of the outline
Raze permits for most buildings on the block have been posted and demolition could begin in September.
We learned last week that the preparation for the construction of the AAMC Headquarters on the 600 Block of K Street NW is pushing along aggessively. However renderings are yet to be unveiled. The renderings we saw for the I-395 Air-rights project in April left us uninspired. The all glass office buildings don’t seem to be favorites among residents. The question begs – which new construction D.C. office building actually feature architecture that is beloved?
For the purpose of the discussion let’s say the criteria is an office building constructed in D.C. since 1990 that is entirely new construction – no integration of historic buildings that were previously on the site. If you really have a great example from another city to share feel free to do so as long at it fits within the scale of the D.C. height limit. I don’t think nominating the Trump Tower Chicago adds anything useful to this conversation.
AARP HQ at 601 E Street NW
I’ll nominate the AARP Headquarters at 601 E Street NW that was built in 1991. I like that the architecture has a mixture of masonary materials and a variety of architectural features at different height levels. I feel that level of detail adds a great deal of visual interest.
The billboard for Mount Vernon Place at 4th and K Streets was recently updated, presumably by Meany & Oliver, with newer style.
Meany Oliver is the commercial leasing agent for the proposed 300 K Street and 400 K Street office projects in the Mount Vernon Place master plan. These office buildings will not be built until a lead tenant is identified.
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According to CityBiz, the interior buildout of the 425 Eye Office building is now completed. Sigal Construction performed the initial renovation for Paramount Development and was kept on to do the interior buildout by Veteran Affairs which signed a lease last year to be the new tenant.
Unique attributes of the project include a central high-density filing room which required slab reinforcement with steel beams and additional concrete. VA also specified a glass wall partition system provided and installed by DIRTT Systems with one floor receiving more than one mile of linear feet of its product.
A total of 45 high-tech conference rooms with audio visual capabilities were built throughout VA’s space. Additional systems and security upgrades were installed throughout the building, including a retrofit of the recently renovated building lobby to accommodate x-ray screenings and outside visitors for in-person and video conference hearings.
Still no word on retailers for the ground floor. Although it is widely said the landlord desires a restaurant for the 4th and Eye corner space. Transwestern Retail is the retail leasing agent.
I created the above image in 2009. DCMetrocentric is running the same one today but I believe they just found it via internet search
Two years ago The Paramount Group initiated renovations to upgrade the former Chester A. Arthur Building at 425 I Street NW from Class B to Class A office space. The overhaul included a complete gut and re-skin of the building. Paramount reconfigured the ground floor from entirely office to include 28,000 SF of retail space. The changes weren’t limited to the structural – the property was also rebranded as simply 425 Eye.
Last May we learned that Veterans Affairs had signed a 10 year lease with intent to use 425 Eye as “swing space” while their current home near McPherson Square is renovated. The details accompanying that announcement suggested that Veterans Affairs would begin to occupy 425 Eye by June 2011. Progress on the interior buildout had appeared negligible until the last few months. In the last week interior walls have been sheetrocked and cubicles erected on several upper floors. Therefore it would seem the move is very likely to be on track for a June date.
Perhaps most interesting to residents of the neighborhood is the potential retail. Extra daytime office workers in the area should help raise the foot traffic on 4th and Eye Streets. The commercial broker for the retail space is Transwestern Retail which has been involved with brokering several nearby retail placements including Buddha Bar, Subway Cafe and the future Corner Bakery Cafe at 6th & H.
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According to WBJ, Veterans Affairs has agreed to a lease at 425 Eye in the Mount Vernon Triangle. The lease is for 10 years with a right to terminate after 7. Veterans Affairs views 425 Eye as “swing space” that they will occupy on a temporary basis until their current home, the Lafayette Building, is renovated.
According to the article VA may begin their move as soon as June 2011. Hopefully we’ll hear similarly bright news about the ground floor retail soon.
The new Mount Vernon Place Master Plan outlines more specific details on the proposed office buildings along K Street.
Rendering of 400 K Street; Click to enlarge.
The specifications for 400 K Street conform closely with those of 300 K Street. The building will have 11′6″ ceiling heights slab to slab with floor to ceiling glass.
First floor plate for 400 K Street; Click to enlarge.
A notable difference is that the building is dual core and can be built in two phases of approximately 210,839 rentable SF each. Separate lobby entrances and service facilities will exist for each section. Spanning the entire project, approximately 23,165 rentable SF ground floor will be available for retail space.
Renderings courtesy of www.mountvernonplace.com
The new Mount Vernon Place Master Plan outlines more specific details on the proposed office buildings along K Street. The most drastic shift in the new master plan is the facade change for the 300 K Street from a office building. Originally depicted with masonry that complemented the styles of the adjacent condominiums of the new plans show a floor-to-ceiling glass look.
New rendering of 300 K Street; Click to enlarge.
Original rendering of 300 K Street; Click to enlarge.
The building will have approximately 10,141 SF of ground floor retail space with 11′6″ ceiling heights slab to slab.
First floor plate for 300 K Street; Click to enlarge.
As you can see from the drawing above a lobby entrance is planned at the center of the K Street frontage with retail space on either side flowing back along the 3rd and 4th street frontages.
Up Next: A closer look at 400 K Street
Renderings courtesy of www.mountvernonplace.com