Jair Lynch Real Estate Partner’s Parcel 2 Receives PUD Approval

Jair Lynch Real Estate Partners garnered initial approval from the Zoning Commission for their Stage Two PUD Application to construct a 7-story mixed use building on Parcel 2 of the McMillan site. The design for Parcel 2, guided by the Master Plan and Stage One PUD approved in 2014, compliments the surrounding historic resources and draws from a consistent design palette in keeping with other new development on the McMillan site.

This mixed-use building will have between 18,000 and 24,000 SF of ground-floor neighborhood serving retail uses. Approximately 236 apartments will be constructed above the retail; 27 of these units will be designated as affordable. The affordability component was enhanced by the addition of two units affordable to households making 50% AMI, while the balance will be available at 80% of AMI. The PUD process also resulted in the design modification of the east-west span connecting the building across Three Quarter Street. That span will be transparent, no longer containing any residential units.

The final draft of the PUD Order was submitted to the Zoning Commission, Office of Planning and three affected ANC’s last Thursday, Mar 2nd and is now pending Final Action.

Parcel 2 flyover animation (prior to the design changes)

MCMILLAN PARCEL 2_2016-02-09

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MCMILLAN PARCEL 2_2016-02-09 2

Concept Design Approval for McMillan Parcel 2

Lauded as a “high bar for architecture” in the District and an “elegant solution that reinforces the ground plain”, in a 6-1 vote the HPRB approved JAIR LYNCH’s proposed concept design for Parcel 2 during their April 30th meeting. Located between 1st Street and Half Street, the building provides a dynamic and efficient mixed-use program with 250 apartments, of which 25 will be affordable at 80% of AMI, and 15,000 sf of neighborhood serving retail with outdoor seating adjacent the North Service Court and Olmsted Walk. Collectively the design and program optimize the pedestrian experience and benefits to residents, while remaining a backdrop to the historic landmark. Designed by MV+A Architects, the building is imagined to provide a unique expression honoring the McMillan site as a historic landmark, while relating to the existing approved buildings. Drawing inspiration from themes articulated in the Master Plan and Design Guidelines to allow for a cohesive place, the design is unified and diverse, while complimentary to the existing historic resources and sense of place that is McMillan.

 

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JAIR LYNCH’s Updated Design for McMillan Parcel 2

In the weeks following our January 29th presentation to the District’s Historic Preservation Review Board (“HPRB”), the development team facilitated a work session with board members while studying alternative design concepts for JAIR LYNCH’s proposed mixed-use building on Parcel 2.  In an earlier post, we illustrated major thematic elements of the proposed design.  Visioned as a unique architectural expression honoring the site’s historic legacy, while complementing the vertical design of adjacent buildings in order to read as a cohesive place.  While our overall conceptual vision was well received by the HPRB in January, it was requested that we review alternative treatments for some design elements, including the proposed Three Quarter Street span, reading of the elevated plinth and detailing of the masonry and metal panel treatments.

The team is proud to present our evolved design concept for McMillan Parcel 2.  The mixed-use program for the building remains the same, with just over 15,000 sf of neighborhood serving retail on the ground floor and apartments throughout the seven-story building, including affordable units at 80% of AMI.

In this perspective from First Street NW, five major design changes are evidenced:

Perspective 1

  1. Simplified and consistent treatment of the four bar volumes
  2. Edited Three Quarter Street span reduces scale and strengthens diagram
  3. Metal profile enhanced to strengthen diagram
  4. Strengthened masonry base reading helps transition to rowhome scale
  5. Simplified masonry cornices

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Correspondingly, in this north perspective across the Service Court, major changes in the expression of the vertical design include:

Perspective 2

  1. Retail plinth reading strengthened with end treatment integrated within rhythm of facade above
  2. Balcony cutout similar proportion to sand bins
  3. Vertical rhythm strengthened with wood colored mullion
  4. Edited Three Quarter Street span setback and design creating opportunity for art feature on rear corridor wall and ceiling
  5. Banded pattern previously used only in white metal now used throughout

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The team looks forward to presenting our revised design concept to the HPRB at their upcoming April 23rd Meeting.  For a more detailed synopsis of changes to each design element, please continue reading. 

Three Quarter Street Span

Perspective 4In a working session with members of the HPRB, removal of the span across Three Quarter Street was reviewed; however, it was articulated that eliminating the connection between the buildings would have the unfavorable result of creating an interior focused residential project with front entrances to both buildings along Three Quarter Street.  Consequently, the buildings would turn their backs on First and Half Streets, placing both loading and parking entrances on Half street.  The span across Three Quarter Street consents the building to maintain its front entrance on the more prominent Half Street with secondary entrances, vehicular access and loading on the tertiary Three Quarter Street.

To moderate the prominence of the span along the North Service Court, units on the north face of the bridge have been removed.  The benefits of this change are numerous.  Now with over a 40’ inset from the north plan of the building, the angled form of the span reads an even further recession from the vertical façade along the Service Court.  The new setback places the span out of view when looking east or west across the Service Court, resulting in a more pronounced reading of the masterplan’s four-block orientation.  Reduced to a width of 33’ underneath, the redesigned span pitches up at its center creating a greater volume of space, thus allowing stronger reciprocal views between historic resources in the North and South Service Courts.

The sides of the span are primarily glass, giving it a light and transparent quality setting it apart from the building it connects.  The horizontals connections are detailed to minimize their thickness, allowing for larger expanses of glass.  The mullion detailing of the glass wall recalls the diagonal pattern of the manhole covers above the underground vaults and further reduces the scale of the span.  In addition, it further relates to the window pattern of the larger building it connects, while still maintaining the identity of a single element.

Overall Diagram and Form

Changes to the span element connecting the two structures drove changes in the overall diagram of the building.  With the bridge now receding from the North Service Court, the building reads as four identical linear bars of simple geometry.  This replicates the massing strategy applied in other planned buildings, as well as the simple and regular geometries common on the historic site.  Further amplifying this concept is the consistent treatment of the dark masonry and draped white element central to the design theory of the structure.  On each of the four bars, peeled back in an identical nature at the northeast and southwest corners, the draped white screen recalls the landscape as it drapes over the site’s underground filtration vaults.  This treatment creates a pleasing visual balance and regularity across the building.  The simple diagrammatic treatment adapts the south elevation of the building to its context and appreciates the scale reduction to the row homes, as the white element folds lower across the elevation.  On the primarily white north and south elevations, wood balconies are inset within a cut in the screen, taking on a proportion comparable to the facing sand bins.

Plinth Detailing

Accepting the importance of a clear and strong reading of the abstracted plinth wall, the retail plinth design has been edited.  Previously glass projections passed across the vertical piers of the stone plinth wall.  Now the regular rhythm of the vertical piers is clearly read, with simple projecting retail storefronts infilling the space between.  Openings in the sides of the plinth walls draping the building on First Street, Three Quarter Street and Half Street are now integrated into the regulating grid of the masonry form above.

Masonry and Panel Detailing

Though a divergent treatment to the style of the dark masonry and white metal panel elements is central to the design concept, efforts were made to closer relate these two elements in order for a unified building read.  Treatment of the dark masonry architecture is amended to closer mimic the level of articulation and detail found in the historic regulator houses and plinth walls.  This reduces the overly jarring connection found previously between the modern detailed white screen and the more neoclassical detailing formerly shown in the brick masonry.  Cornices and brick articulation are simplified in order to cultivate a treatment of familiar masonry detailing that relates closer to the contemporary approach of the white screen.

Previously, the gridded and banded element illustrated in McMillan’s Design Guidelines was addressed only in the building’s white metal element.  Horizontal lines from the element are now pulled into the black masonry architecture through grey cast stone and brick bands.  Parallel bands now pass around the entirety of the facade through the metal, brick and glass bridge elements, effectively relating the complete building to the horizontal bands on the formed concrete sand bins.  These bands on the masonry element cross the strong vertical pilasters fashioning a gridded pattern that connects to the prominent grid of the historic groin vaults, analogous to the clear gridded nature of the white metal element and glass bridge.

Perspective 3

A stronger impression of a two-story base is developed within the masonry architecture.  This reading is clearly observable on the First, Three Quarter and Half Street facades.  The scale and height of this base narrates closely to the scale and height of the neighboring row homes, while the pronounced cornice of the base visually joins with the roofline, facilitating the overall transition in height from the row homes, to the taller Parcel 2 mixed-use building and medical office buildings beyond.

Further relating the façade to patterns within the site, the white metal panel element now features a detailed wood colored mullion piercing vertically through the windows, forming a regular vertical rhythm similar to the vertical pilasters of the dark masonry element.  A clear cadence of vertical elements is now established throughout the design in the white metal, dark brick and glass bridge elements.  Finally, an elegant profile highlights all edges of the white metal element, accentuating its reading of a thin screen draped over the masonry element, effectuating and enhancing interaction between the two.

HPRB Update

11x17 Rendered Plan w MF Courtyard

On January 29th, Vision McMillan Partners (VMP) appeared before the Historic Preservation Review Board (HPRB) for review of two applications. In the first request, subdivision of the sand filtration site into six parcels, HPRB reconfirmed their October 2013 finding that VMP’s master plan was crafted via a collaborative engagement process starting in the fall of 2007, with the collective design, preservation and architectural elements mitigating the site’s redevelopment. Stated in earlier findings by the HPRB, “the master plan and the proposed site organization as reflected by the subdivision parcels has been developed to retain significant character-defining features of the landmark sufficient to convey its historic character and in a manner that will result in an architecturally cohesive, high-quality and site-specific series of projects that relate to the character of the landmark.”  Following the standard of procedure set in the District’s Historic Preservation Act, HPRB found the subdivision incompatible with the historic landmark, thereby allowing the application to advance before the Mayor’s Agent in an upcoming hearing in March or April.

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HPRB Update

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Parcel-2

In VMP’s second presentation, concept review of JAIR LYNCH’s Parcel 2 mixed-use building, HPRB provided feedback on the proposed design. As anticipated, board members offered praise for some elements and constructive criticism on other components. Over the past few weeks, the design team reviewed alternative concepts with the Historic Preservation Office and continues to improve the proposed building. We look forward to sharing our revised design concept with the community and HPRB at a future hearing in the next few weeks. 

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New Building Design for the New McMillan

Parcel 2

JAIR LYNCH Development Partners has completed a new conceptual design for the second of two mixed-use multi-family buildings and a critical anchor in the reinvented North Service Court.  Located on Parcel 2 between 1st Street and Half Street, the building delivers a dynamic, efficient mixed-use program with 250 apartments, of which 25 will be affordable at 80% of AMI, and 15,000 sf of neighborhood serving retail with outdoor seating adjacent the North Service Court and Olmsted Walk.  Collectively the design and program optimize the pedestrian experience and benefits to residents, while remaining a backdrop to the historic landmark.

Designed by MV+A Architects, the building is imagined to provide a unique expression honoring the McMillan site as a historic landmark, while relating to the existing approved buildings.  Drawing inspiration from themes articulated in the Master Plan and Design Guidelines to allow for a cohesive place, the design is unified and diverse, while complimentary to the existing historic resources and sense of place that is McMillan.  Evident in the proposed design, thematic elements include:

  • Simple Geometry – Consistent with the strategy in other proposed buildings, the proposed massing is expressed as a series of simple linear bars. As outlined in the design guidelines, providing rational and straightforward geometries “reflect[s] the site’s logical organization and the historic structures’ formal simplicity.”

                           singular        McMillan_Parcel 2_Rendering 2_2015_01_12_v2_final

  • Draped Landscape – Connecting to the manner in which the grassy landscape of McMillan drapes and folds over the vaulted filter cells below, the building’s white metal element is expressed as draping over a dark masonry building beneath. The treatment between the two elements relates to the contrast between the landscape and the functional elements required for the water filtration process.  This concept follows the design guidelines suggestion that a “systematic layering and variation of façade elements is appropriate and encouraged.”

      draped landscape  McMillan_Parcel 2_Rendering 1_2015_01_09_v1_final

  • Unified Palette – To maintain the cohesioncolor of the site as a singular place, the concept design utilizes a material palette and treatment consistent with existing approved building concepts. The primary building color is white as expressed through a white metal panel facade system; secondary building color of charcoal grey is expressed through charcoal masonry and metal; and a tertiary building color is expressed in the wood balcony railings and accent mullions.

 

  • Banded Pattern / Grid Pattern – The banded patterning of the white metal façade treatment relates to the patterning on the sand bins left behind from their construction process. Similar patterning is proposed through different means and materials on other North Service Court buildings. The regular gridded patterns of McMillan are referenced in the simple regular grid of windows on the building’s white metal facade system. The playful dance of its small vertical windows further provides diagonal readings similar to the manhole covers in McMillan’s landscape.

                 braided2        braided

  • Accented Entries / Portal Passages – The site features a number ofcelebrated portal passageways with accented entries, such as the pronounced framed entries into each of the filtration cells and the bold openings to the sand bins. The previously proposed buildings and landscape design employ abstracted portal passageways in a variety of locations and scales. The proposed building creates a portal passageway at the intersection of 3/4 Street and the North Service Court, which frames reciprocal views to and from the North and South Service Courts, creating an intimate, yet activated space to view the preserved historic assets in the North Service Court.

port     McMillan_Parcel 2_Rendering 3_2015_01_27_v3_final (2)

  • North Service Court Cohesion – The design contributes to the cohesive nature of Service Court as outlined by the approved design guidelines. The building respects the unified podium height and setback above the podium in order to evoke the plinth and provide context to the historic elements.  As proposed in designs for Parcel 1 and 4, the podium wall is canted similar to the existing service court wall and punctuated by a portal passage, mirroring a similar design element in the healthcare facility across the court.

canted2     canted

Formally submitted to the Historic Preservation Review Board (HPRB) for review earlier this month, a hearing before the Board is scheduled for tomorrow, January 29th at 1:30.  Check back next week for an upated video highlighting the this latest addition to the New McMillan.

VMP Submits Revised Building Designs

In preparation for our upcoming hearing on September 29th and in response to questions raised at our last hearing, VMP provided additional information to the Zoning Commission on Monday. During the last hearing, the Commission requested additional information on, or restudy of, the height of the Healthcare Facility; the loading facilities for the multifamily/grocery store; proposed traffic mitigation measures; and additional information on the timing and scope of public benefits and amenities.

As detailed in the images below, revisions to the PUD include a reduction of the western wing building height of the Medical Office Building from 130 feet to 115 feet. To maintain the architectural aesthetic of the overall design, the clearance height of the projecting bay on the north and south facades of the east wing was raised, thereby reducing the size of the eastern building as well. To further sustain the design intent, the building peripheral was also adapted on all sides of the western and eastern wings, which is visible in the second image. The net effect of these changes is an overall reduction of 25,000 square feet of gross floor area.

Revision 2   Revision 1

With regards to the multifamily/grocery, the street level design of Evarts Street was further refined to ensure a safe and attractive experience for pedestrians. One curb cut along the street was eliminated, while combining the trash and service space for the residential and grocery store uses. The two relatively small changes resulted in significant enhancements to the street level elevation. First, new flexible space is now available at the eastern end of the building with new windows spanning approximately 55 feet of the ground floor to further activate the streetscape along Evarts Street. Second, the loading bay opening is now divided into two sections separated by a column, producing a more articulated rhythm to the ground floor façade. Both changes are illustrated in the renderings below.

13085_082014_view_H6e_screen   13085_082014_view_H9_screen

The full submittal is available for download.

WaPo Architecture Critic Roger K. Lewis recommends VMP Plan for the #NewMcMillan

McMillan plan combines preservation, urban design and inventive architecture

VMP Plan for the New McMillan“The fate of the McMillan Sand Filtration Plant has been the subject of heated controversy ever since the federal government closed the water purification facility in 1986 and sold the 25-acre site to the District of Columbia. During the years, dramatically differing opinions and ideas for transforming McMillan have led to multiple contrasting plans for the site.

But next month the destiny of the historically landmarked McMillan site may be determined and the disputes rendered moot. The D.C. Zoning Commission is reviewing the latest plan (www.envisionmcmillan.com), a well-conceived, pragmatic work of urban design and architecture.”

Read full article here.

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