The Shape of Mt. Vernon Triangle

At least some second waves are a good thing (too soon?). A new hotel in the center of DC's Mt. Vernon Triangle is adding to a surge of openings in the neighborhood, as Marriott prepares to open its AC Hotel near the Washington Convention Center at 6th and K Streets, joining a soon-to-be Holiday Inn, the recent opening of the Lydian apartment building by Wilkes, and on the retail side, restaurants RASA, Melange, and Baan Siam all debut their unique styles, while Stellina will soon take the historic and relocated Waffle Shop.  Once dim in the shadow of Penn Quarter, the neighborhood has come into its own.

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Marriott's AC hotel program, like its Moxy brand (already located just a few blocks away) aims for a more boutique feel but at less boutique prices.  The hotel is accepting reservations beginning October, but already improves the neighborhood with a geometric design that makes a statement among a fleet of newly designed apartment and office buildings.  The project was developed by Douglas Development, designed by FILLAT, and built by CBG, expedited with the help of DC's velocity program, a pay-to-play program that grants review and approval in as little as a day for a hefty fee to the DC government.  The site was once home to a historic gas station, which Douglas preserved and moved across the intersection to the southeast corner.  The new hotel will feature a ground floor cafe that will spill out onto the sidewalk, and a subterranean lounge.  Kenyattah Robinson, the energizing head of the Mt. Vernon Triangle Community Improvement District, says the neighborhood is well positioned to lead the city's resurgence, given its residential component and commercial mix.  "We're still growing!"  Indeed.

Project:  AC Hotel by Marriott

Address:  601 K Street, NW, Washington DC 

Developer:  Douglas Development 

Architect:  FILLAT + Architecture

Construction: CBG Construction

Use:  235 key hotel

Expected Completion:  October 2020

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Buzzard Point's Turning Point

If there was a moment for Buzzard Point, the tip of DC where the Anacostia meets the Potomac, it might have been the opening of Audi Field, bringing tens of thousands of occasional fans to southwest DC's formerly industrial and empty midpoint.  But perhaps a more significant moment is the transition from parking lots and decrepit office buildings to actual neighborhood status, as long-planned real estate developments begin to fill with residents.  Three recent developments alone add more than a thousand residential units to the waterfront, with Peninsula 88's completion this summer adding 110 condos to Buzzard Point's southern tip, Akridge's Riverpoint residential project converting the former Coast Guard headquarters into 481 apartments and 60,000 s.f. of retail (coming soon), and, beginning delivery this week, the Watermark.

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The residential project by Douglas Development turned an "E" shaped 9-story office building - one of 2 buildings in the neighborhood that housed the U.S. Coast Guard - into 419 apartments, 15,000 s.f. of retail and some of the top water views in the city.  Amenities include views of the suddenly captivating Frederick Douglass Memorial Bridge, and the building even helps fulfill the dream of DC's bikers with a new stretch of the eventual Buzzard Point Trail, which will round Buzzard Point (avoiding Fort McNair) and connect with the Anacostia River Trail and the Wharf, which already connect well to the rest of DC and beyond.  Add to that a short walk to Nationals Park and even shorter walk to Audi Field, which will someday (sigh) host public sporting events, and you do, in fact, have a legit neighborhood to call home.

Project:  Watermark

Address:  1900 Half St., SW, Washington DC 

Developer:  Douglas Development and PTM Partners

Architect:  Antunovich Associates

Construction: Davis Construction

Use:  481 apartments, 15,600 s.f. of retail

Expected Completion:  Summer 2020

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DC's Newest Arches

Replacement of the 70 year old Frederick Douglass Memorial Bridge, aged well beyond its useful life, will improve a vital link across the Anacostia River when it completes late next year, but has already made its mark on Washington D.C.'s skyline.  Built in 1950 as the South Capitol Street Bridge and serving "upwards of 77,000 cars per day" (pre-pandemic), the utilitarian structure has few admirers, but the replacement is destined to be far more appreciated.  The concept took more than a decade to secure the $200m in federal funding, and is being lead by South Capitol Street Bridgebuilders, a joint venture of design and engineering lead by AECOM.  The project broke ground in February of 2018.  The project will not complete until late next year, but the dramatic arches will soon be fully connected.

The new bridge, at 1445 feet, will have 6 traffic lanes (one more than the current structure) and parallel arches reminiscent of sine waves that appear from the sides to bounce off the water.  An enhanced bicycle and pedestrian route connecting the Suitland Parkway Trail and Anacostia Metro Station to the Anacostia River Trail, will add what the Washington Area Bicyclist Association calls the "best bicycling bridge in the region." Four pedestrian overlooks - two on each side located at the nadir of each arch - will be suspended outside the bridge frame for unobstructed views. The project will also remake the interchanges at each end of the bridge, with traffic circles replacing the South Capitol Street interchange and the I-295 / Suitland Parkway interchange at the southern end.

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Project:  Frederick Douglass Memorial Bridge

Architect:  AECOM lead a team as project manager, landscape architect, and engineer

Expected Completion:  Late 2021

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Cheers to the Australian Embassy

The Australian embassy on Scott Circle celebrated its 50th year in 2019, but that was its last, with demolition underway to build a new chancery seven blocks due north of the White House in the diplomatic heart of Washington D.C.  Bates Smart, the Australian architectural firm that designed the original mission, has fashioned a replacement that will up the sustainability ante while "paying tribute to the unique Australian landscape."  The embassy staff has meanwhile decamped at the National Geographic headquarters on 17th Street during construction, demolition of the structure is nearly complete.

Having outlived its useful life - the familiar scaffolding and Australian scenery cocooning the building protected passersby from the crumbling exterior - its successor will be clad in vertical strips of glass, an interior atrium, and will be designed to achieve the "highest global environmental design standards available."   A green roof with photovoltaic panels will top off the building, while the white Tennessee marble of the prior facade will be replaced by what its designers claim will be a slightly shifting facade, heavier on the north side where marble dominates, turning to a "crisp... vertical horizon edge" facing Scott Circle.  The new embassy will take roughly the same shape, set back again from Massachusetts Avenue, when construction completes in mid 2022.

Project:  Australian Embassy

Address:  1601 Massachusetts Avenue, NW, Washington D.C.

Architect:  Bates Smart

Construction:  Clark Construction

Expected Completion:  Mid 2022

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