Design Modifications for Harris Teeter Approved

Parcel 4 - Harris Teeter

Jair Lynch Real Estate Partners request for a revision to the proposed design of Parcel 4, which required a modification to the existing PUD Order, has been approved.  The design modification results from Jair Lynch’s signed Letter of Intent with Harris Teeter to activate the building’s ground floor with a full-service 50,000 sf grocery store.

Parcel 4 Harris TeeterParcel 4 Harris Teeter
The most visible modification results from the creation of a café mezzanine space connected to an outdoor patio above the street level at the corner of North Capitol and the North Service Court.  The new public outdoor space offers the ability to experience the North Service Court and its historic structures from the approximate elevation of the existing plinth.  Additional design revisions included additional windows, the storefront entry and the incorporation of Harris Teeter’s signage.

On the Quarter Street frontage, the overall appearance of the residential lobbies was enhanced to by incorporating additional windows and architectural elements.  Harris Teeter’s use of smaller delivery trucks provided the opportunity to decrease the size of the loading dock, which strengthened the appearance of the building on Evarts Street.

None of the proposed modifications effect the number of residential units to be located on the building’s upper floors, which will include 85 affordable units set aside for seniors at 50% of AMI. The overall project aims to kick off construction later this year, with the new Harris Teeter and apartments delivering in 2018.

The hearing before the Zoning Commission took place on March 10, 2016. Email us at info@envisionmcmillan.com if you’d like more information regarding the hearing.

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

MCMILLAN PARCEL 2_2016-02-09 3

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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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.

Two for Two

Plaza_Night

You did it again! Supporters turned out in such great numbers for a second Zoning Hearing in a row! You stayed HOURS so you could present eloquent, thoughtful testimony to the Zoning Commission about this plan. The energy and dedication is humbling for our team and so, so appreciated.

One supporter said to me, “not only will the new McMillan site provide a much needed grocery store, retail and affordable housing, but it will allow me to walk through the fenced off areas to other parts of the community that were only accessible by car before.”  Watching supporters testify from Bloomingdale, Stronghold, Park View and other neighborhoods,  it was clear to me that we are doing just that – reconnecting the community around the site. While we have made it through two hearings, there are still TWO MORE to go. We need you as a committed supporter to show the commission that you stand with the VMP team and support this plan. Please click here to attend at least ONE of the FINAL TWO zoning hearings on May 8th and 13th.

We heard many of our supporters speak last night about why they support the VMP plan, and the benefit that they feel it will bring to the community. If you can not attend a hearing, the Zoning Commission should still hear from you. Please take 2 minutes and click here to write to the Commission and tell them why you Support a New McMillan.

We’ve made it this far together – farther than any other previous plan for the McMillan site – and only with your help and support will we make it to the finish line.

Thank you again for your continued support.

Cheers,
ALC signature

Anne Corbett
Vision McMillan Partners
www.envisionmcmillan.com

Remaining Hearing dates and times:

May 8, 2014 (THIS THURSDAY) 6:00 p.m. – Healthcare Facility (Parcel 1)

May 13, 2014 (Tuesday) 6:00 p.m. – Continuation of Hearing #1, ANC and Personal Testimony

All PUD hearings will be at held at:
Jerrily R. Kress Memorial Hearing Room
441 4th Street, N.W., Suite 220-South
Washington, D.C. 20001

One down, three to go

Plaza_Day

Wow. Our supporter turnout on Thursday night was outstanding! Looking back at the audience and seeing the sea of green was extraordinarily inspiring for our full presentation team last night. We can’t thank you enough for your participation and support of a plan that we truly feel is the best opportunity to create a beautiful open space with an 8-acre park, much needed retail and grocery options, multi-function community center with a pool, and thousands of jobs.

The Zoning Commission and those in attendance had an opportunity to see a presentation that included the Master Plan, open park space and the Community Center design.  Due to the complexity of the project, the Commission asked that all individual testimony be held until the final hearing on May 13th.

That’s where you come in. We need you to help us keep the momentum going. One hearing down, three more to go. If you haven’t already, please click here to sign up to attend at least one of the remaining three zoning hearings, on May 5th, 8th and 13th.

Everyone in the community understands that this project is highly contentious. If you’ve been to a community meeting, hearing in the past, and or read a story in the press, you know that many have strong emotions one way or another. We need to keep our positive energy high and continue to push hard through the end of the hearings. Whether or not you can attend any of the hearings, the Zoning Commission still needs to hear from you about why you support the project. Click here to send a letter to the Commission telling them why the Vision McMillan plan will benefit your community!

We are closer now than ever before to making this project a reality. Thank you again for all your support to help us get there.

I look forward to seeing all of that green on Monday night!
ALC signature
Anne Corbett
Vision McMillan Partners
www.envisionmcmillan.com

Remaining Hearing dates and times:

May 5, 2014 (Monday) 6:00 p.m. –   Multi-Family/Retail Building (Parcel 4) and Townhouses (Parcel 5)
May 8, 2014 (Thursday) 6:00 p.m. – Healthcare Facility (Parcel 1)
May 13, 2014 (Tuesday) 6:00 p.m. – Continuation of Hearing #1, ANC and Personal Testimony

All PUD hearings will be at held at:
Jerrily R. Kress Memorial Hearing Room
441 4th Street, N.W., Suite 220-South
Washington, D.C. 20001

A Message from Anne Corbett

McMillanLogo_Teal

You’ve probably received a door knock, a phone call, an email, or seen a Facebook post or Tweet about the upcoming Zoning Commission Hearings that begin tonight. We’ve worked with our dedicated supporters to do all of this because these hearings are a MAKE OR BREAK moment for the project.  Tonight’s hearing is the first of four zoning hearings that will help determine whether the VMP plan for McMillan will move forward.

If you haven’t already, please click here to commit to attend at least one of our four Zoning Hearings, starting TONIGHT May 1st and also, May 5th, 8th, and 13th. The Commission will factor the community’s support and presence at the hearings when they make their decision.
Whether or not you can join us tonight or at any of the other hearings, it is also very important that you let the Zoning Commission know you support the VMP plan for McMillan.

Please click here to email the Commission and let them know that you support a plan for a beautiful 8-acre park, much needed grocery store for the community, state of the art community center with a pool and thousands of jobs.

Your work with us over the last 7 years has helped to make this project what it is today. Now we need your help to see it through.

Please join us tonight and on May 5th, 8th, and 13th and make it clear that the VMP plan for McMillan is the community plan for McMillan!

Sincerely,


Anne Corbett
Vision McMillan Partners
www.envisionmcmillan.com

Hearing dates and times:

May 1, 2014 (Thursday) 6:00 p.m. – Stage 1 Master Plan, Open Spaces and Parks, and Community Center (Parcels 6 and 7)

May 5, 2014 (Monday) 6:00 p.m. –   Multi-Family/Retail Building (Parcel 4) and Townhouses (Parcel 5)

May 8, 2014 (Thursday) 6:00 p.m. – Healthcare Facility (Parcel 1)

May 13, 2014 (Tuesday) 6:00 p.m. – Continuation hearing (if needed)

All PUD hearings will be at held at:
Jerrily R. Kress Memorial Hearing Room
441 4th Street, N.W., Suite 220-South
Washington, D.C. 20001

P.S. If you haven’t seen it, now is a good time to check out the Vision Video.

One week away…

South Service CourtNorth Service CourtCommunity Center PoolCommunity ParkThis is it.  The time to show up and state your support is now.

The Zoning Commission hearings for McMillan are only one week away. The first will be next Thursday, May 1st, with subsequent hearings May 5th, 8th and 13th.  Fenced off and closed to the public since the 1940’s, the approval of VMP’s master plan by the zoning commission is a pivotal step in transforming the 25-acre McMillan site into a neighborhood asset, sustainably integrated into the surrounding community

The final master plan for McMillan has been a long time in the making.  Through a collaborative engagement process starting in the fall of 2007, the plan has evolved significantly to become a master plan built on community consensus.  Buildings now cover only a third of the site.  Nearly half of the total site area is reserved for large public open spaces, including an 8-acre park, which will be one of the best-designed public spaces in the District.  A 17,000 SF public community center provide recreation and fitness opportunities for all, as well as a 25 meter indoor swimming pool.  All historic buildings on the site will be preserved, with some adapted for new uses – small business incubators, outdoor cafes, water features, art displays, hanging gardens and more.

The master plan will provide much needed neighborhood serving retail, including a 50,000 SF full-service grocery store.  The new McMillan provides housing opportunities for all, with at least 20% of total housing units affordable to families making up to 80% AMI.  In addition to the the built elements, redevelopment of McMillan will result in $1.2 billion in new tax revenue over the next 30 years, while generating 3,200 permanent jobs and 3,000 new construction jobs.

In order for all of these things to come to fruition, we need you to engage now.  It is critical to let the Zoning Commission know how you feel about the project both before and at the hearings.   Please submit a letter of support to the commission and then commit to attending a hearing in support of VMP’s master plan for McMillan.

Pattern and Context of the McMillan Master Plan

One of Washington DC’s most striking—but neglected, historical landmarks is the McMillan Reservoir and Sand Filtration Site. Designed and used for the District’s water supply, the site provided water to sustain the District’s growing population from 1902 until closing in the mid-1980s. The site propelled the District into a movement toward a healthier and cleaner city, providing purified water to residents via slow sand filtration. Though the filtration site was once a very necessary component of everyday life, as population increased and purification practices evolved, the District soon outgrew the need for which the site was designed. Since decommissioning and sale to the District in 1987, the historic site remained vacant with disuse rendering it derelict, while the area and edges surrounding McMillan have experienced varying degrees of urban development.

An important tenant of urban redevelopment and placemaking is the integration of a site into its neighborhood; this concept being critical in regards to the McMillan. Reintegrating this particular site into the city is a challenge, but also a great opportunity. How can the project help the site forge a new identity without losing its genus loci? How can McMillan be adapted for a contemporary context, while preserving the richness of its incredibly interesting past?

Today McMillan has been reimagined and reintegrated into a new and ever-evolving urban context; redevelopment will activate the long closed and dormant site. Designed by EE&K / Perkins Eastman, the master plan reconnects the disconnected city grid, while the significance of the past is memorialized in the preservation of topography and historical features and structures. The site will be activated by a mix of uses, including civic, parks and open space, benefiting District residents.

The process of designing the master plan has been an iterative one, and unsurprisingly so. Its historical, architectural and engineering complexities have given way to infinite design opportunities. These opportunities, along with input from the community, regulatory agencies and consultants, have contributed to the creation of design guidelines and goals that are revealed in the urban pattern and architectural scale. Among the guidelines and goals of the master plan is the evocation of a sense of place through historic elements and the provision of greater connectivity to its context.

Preservation of plinth along N Capitol ST
Preservation of plinth along N Capitol ST

Conceptually, the master plan preserves and reinterprets the history of the site, while proposing ideas that allow for the site to function in a contemporary context. The silos, regulator houses and sand washers will be preserved and adaptively reused, allowing one to experience the structures as historical pieces of architecture, regaining different purpose in a new time. The McMillan site emerges as a plinth out of its adjacent urban context; its flatness a resultant of cavernous vaulted underground cells. Though the vaults have experienced significant structural degradation with the passage of time, some collapsing and others increasingly unstable and prone to eminent collapse, the master plan proposes the preservation and adaptive reuse of two cells (14 & 28). Providing visual connectivity to the site’s past use, the vaulted aesthetic is replicated in features throughout the site such as the community center. The master plan will also preserve the plinth-quality of the McMillan site, while recreating and reopening the historic Olmsted Walk that once traversed its perimeter.

Tripartite Organization of the McMillan site

Two historic service courts, each framed by the historic silos, regulator houses and sand washers, visually physically organize the site in tripartite form (see image to the right). This tripartite organization provides the pattern for the organization of uses on the site. Responding to the large scale architecture adjacent the northern border of the site, healthcare facilities and mixed-use multifamily housing are proposed before transitioning to row houses mediating the shift to the smaller scale architecture of the neighboring residential fabric. Providing a transition to the park and community center, the South Service Court becomes a civic space conducive for community activities, outdoor markets, events, and gatherings. Preserving the existing open plain and topography created by underground vaults, the community park provides passive open space replicating the current scale of the elevated plinth. Connecting the two service courts, three internal streets facilitate the movement and distribution of traffic throughout the site.

The ideals of the late 19th to early 20th century City Beautiful Movement, highly emphasized during the period of McMillan’s origin, are embraced in the sustainable design of the site. From an onsite stormwater management system consisting of rain gardens, a wetland and permeable pavement to help mitigate runoff, to the reuse of onsite resources, the proposed master plan approaches sustainable urbanism in a holistic method. Recognizing this commitment to sustainability and urbanism, the entire McMillan redevelopment will be certified LEED for Neighborhood Development (LEED-ND).

The collaborative process of the past few years has allowed the McMillan Master Plan to respond and evolve into a design reviving an important part of the city’s history through preservation, adaptive re-use and open spaces, while enriching the life of the city by not only reconnecting with the past, but also providing opportunities for the future.

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