1919 Pennsylvania Avenue

Washington, D.C.

At 1919 Pennsylvania Avenue, the original 1970s design introduced a through-lobby that brought much-needed porosity to the urban fabric of downtown Washington, D.C. However, a 1990s renovation privatized the space, severing its connection to the street and leaving behind a dim, underused lobby that reinforced the building’s reputation as outdated and undesirable. By the time our team was engaged, the property struggled to attract tenants, burdened by a first impression that failed to meet the expectations of a modern workplace.

With a limited budget and a pressing need to shift market perception, we focused our efforts where it would matter most: the point of contact. Our strategy reimagined the lobby not merely as a transitional zone, but as a vibrant, welcoming third space—a shared environment where tenants, guests, and the public alike could pause, gather, and connect.

Seating areas are thoughtfully placed along the edges of circulation paths, encouraging lingering and informal gathering. The raw material palette provides a quiet contrast to the warmth of upholstered furniture and the sculpted wood ceiling overhead.

A close collaboration with the millworker enabled locally sourced woodwork that is both visually expressive and easily accessible for maintenance—underscoring the project’s commitment to craftsmanship and long-term care.

A longitudinal section reveals how the design restores porosity between the street and interior, re-establishing the building’s connection to the public realm through transparency, openness, and comfort-focused design strategies.

Working within the constraints of the existing structure, we stripped away decades of layered finishes to reveal a raw yet honest material palette of concrete and drywall. Against this restrained backdrop, a glowing wood ceiling offers a sense of warmth and place—both a visual anchor and a tactile expression of hospitality. Carefully curated furnishings support a range of experiences: quiet moments, collaborative work, informal meetings, or simply time spent in comfort.

Key to activating the space was the integration of a local coffee shop and bakery, anchoring the lobby as a destination in its own right. New clear-glass entryways restore the building’s original porosity, drawing daylight deep into the interior while signaling a renewed openness to the street. A mezzanine-level conference center and adjoining retail frontages further energize the volume, reinforcing the lobby as a hub of activity and exchange.

Circulation paths echo Washington D.C.’s diagonal avenues, offering intuitive movement through the lobby while enhancing connectivity for the workplace community.

Activation begins with the essentials: comfort, safety, and nourishment. A local coffee shop and bakery were integrated to bring daily life and energy into the space.

By transforming just 10,000 square feet into a destination for rest, work, and connection, the project helped reposition the entire building—supporting a jump in occupancy from 70% to 90% even during the pandemic market.

By transforming just 10,000 square feet—less than 3% of the total 350,000-square-foot building—we enabled a dramatic shift in identity without resorting to costly or wasteful measures like a full renovation, façade replacement, or teardown. The results speak for themselves: the building achieved 90% occupancy in the midst of a challenging pandemic-era leasing market.

This project demonstrates how strategic, human-centered design can not only reinvigorate an underperforming asset, but also create spaces that elevate daily experience and contribute meaningfully to urban life.