Stratos, Poplar House and Alula
Washington, D.C
Finalist Project of the Year and Best Residential/Hospitality
Presented by HITT recruitment
Owner: LMD red brick
Main design company: ZGA
General contractor: HITT recruitment
Civil Engineer: Wile is human
Structural Engineer: SK&A
MEP: intrude
Interior designer: Cecconi Simone Inc.
Landscape architect: Lemon Brooke
Subcontractors: Arban & Carosi; Consolidated waterproofing; Del Ray; Various masonry; Dennis Stubbs Plumbing; Geostructures; MAGNA; Power design; Schuster Concrete
Showcasing how innovation, environmental stewardship and luxury living converge, Phase 1 of the Bridge District in Southeast Washington, DC is on track to become the world’s largest zero-carbon certified mixed-use multifamily project. The towers, known as Stratos, Poplar House and Alula, anchor the Bridge District and aim to serve as a model for how responsible private development can foster community connections, support healthy living for residents and mitigate the impacts of climate change, all while delivering financial benefits.
Totaling 958,000 square meters, the towers include 757 units of high-end and affordable housing. In addition, the development houses 42,000 square meters of mixed-use space, including a brewery, wine bar, coffee shop, two full-service restaurants and a market, as well as two levels of below-grade parking. High-end amenity spaces also include a rooftop infinity pool, a demo/test kitchen, a pet spa, four spacious outdoor patios with grills, a state-of-the-art fitness center with yoga studios, a bicycle garage with a tune-up station, dedicated co-working spaces and a tenant game room.
Photo by AELandes Photography, courtesy of HITT Contracting
Christopher Somma, associate director of ZGF, says his team was guided by a shared commitment to resilient, human-centered design. “ZGF is proud to have partnered with Redbrick LMD and HITT Contracting to make the vision of Washington, DC’s most sustainable neighborhood a reality,” he says. “Through this collaborative effort, the development of Stratos, Poplar House and Alula redefines the benchmark for multifamily design.”
The all-electric buildings run entirely on renewable energy generated through a rooftop solar array and off-site sources. Much of the energy efficiency achieved by the building was achieved through the highly efficient use of operational heat loads shed by independent building systems, which required a complex mechanical plant and control system. The project’s energy efficiency aligns with the district’s goal of electrifying all new homes and commercial buildings by 2032. Captured rainwater helps reduce potable water use from each building’s cooling tower by more than 70 percent, saving 1.5 million gallons of water annually. The exterior glazing was carefully adjusted to maximize views while minimizing heat transfer.
Photo by AELandes Photography, courtesy of HITT Contracting
The design team worked with concrete suppliers to reduce carbon emissions, using advanced software tools to calculate and compare the carbon impacts of proposed mixes and measure building-wide emissions. The design firm’s open-source Concrete LCA tool helped calculate and compare the carbon impacts of concrete mixes proposed for the building’s structure, while EC3 helped the team measure emissions for the entire building.
During construction, more than 90% of waste was diverted from landfills through recycling and five other material streams. The project aligns with the district’s goal of electrifying all new homes and commercial buildings by 2032. The project is targeting LEED Platinum.
Since the project involved managing nearly one million square feet, the team adopted a longitudinal construction strategy. To maintain momentum, the project team began activities ahead of the original project schedule. Crews began framing while the replenishment sites were still in place,
facilitating the early installation of the corridor and dismantling walls. At its peak, the project had a workforce of 800 people.
An on-site batch plant optimizes the concrete pouring process. The construction of the facade was organized in vertical sequences, which allowed the team to implement 47 swings around the building and advance different tasks in a coordinated manner. The building uses two types of glass. To the north and east, there are fewer balcony overhangs and lower SHGC glazing is used to allow more natural light to penetrate the interior and reduce reliance on electric lighting. To the west and south, the combination of tall SGHC glazing and balcony overhangs reduce solar heat gain to the units.
Photo by AELandes Photography, courtesy of HITT Contracting
The design and construction team worked collectively with the developer to establish and cultivate a relationship with Cedar Tree Academy, a charter public elementary school across the street from the project. Construction updates were provided regularly to the school community through the school’s executive leadership team. This also created an avenue for the school to share concerns and questions in real time with our team. Based on the feedback, the team made adjustments to operations that ensure school activities such as drop-off and pick-up are not compromised by construction activities.
With a focus on health and wellness, the towers prioritize connection with nature. The building is adjacent to a network of trails and an expansive park. To take advantage of the site’s expansive views, the shape of the towers is sculpted to maximize the number of units with monument and river views and to optimize natural lighting. The building includes terraces in 85% of the units. Soothing biophilic design elements are woven throughout the building, including living walls and warm natural materials, which promote well-being and encourage a deeper connection with nature.
The overall project was completed on budget and two months ahead of schedule, achieving advance billing for additional square footage two weeks in advance.
“ZGF and HITT Contracting worked together with teams to ensure that the client’s vision of a truly sustainable neighborhood was met,” says Somma. “The design team, procurement team and commissioning agents all came together to overcome the obstacles of attempting something unprecedented on this scale, staying on budget and delivering, not only on time, but ahead of schedule thanks to everyone’s commitment.”
