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Modern on M

Washington, D.C.

Status
Completed 2019

Program
227,000 SF Residential
5,200 SF Retail
453 Apartments

Modern on M consists of two newly renovated nine-story mid-century concrete and glass exterior apartment towers designed by I.M. Pei. Two new towers are constructed on the adjacent parcels of land. Each building is comprised of two volumes, the first being a taller, lighter, slender box which is supported by a tall recessed ground floor with exposed columns along the primary streets and corners, and the second volume is a more subdued lower mass that meets the ground plane and also is pulled back and tapered from the corners between the proposed and existing buildings along the street edge.

Each building is comprised of two volumes, the first being a taller, lighter, slender box which is supported by a tall recessed ground floor with exposed columns along the primary streets and corners, and the second volume is a more subdued lower mass that meets the ground plane and also is pulled back and tapered from the corners between the proposed and existing buildings along the street edge. This simple design parti, achieves important goals for the overall site: first, it emphasizes the importance of the streets and corners in an urban manner, second, by deemphasizing the supporting volumes it reinforces the importance of the architecture of the existing apartment towers, and finally, by lowering the height and shaping the corner for the supporting volume it achieves a sense of openness in both a vertical and horizontal plane for the green spaces between the proposed and existing.

The materials of the buildings are comprised of a contemporary palette with light and dark contrasting elements to create depth and hierarchy. The facades along M and K Street are of a lighter color frame with the fenestration reading as two-story elements that occasionally stagger, to add to the vibrancy of the streetscape. Retail is located within the two-story space at the corner of M and 6th Streets, across from the Arena Stage. For the north building, there is a two-story lobby and amenity spaces that visually connect from the street to the improved vest pocket parks in between the proposed and existing buildings.