A once lackluster shopping center site in Northeast Washington, D.C., is transforming into a vibrant community with residential and retail, including loads of activations from immersive, interactive art to a food hall. Plus, it’s connected to transit and a popular biking and jogging trail.
When completed, the 13-acre project, dubbed Bryant St NE, will include 1,200 residential units and 150,000 square feet of retail. It sits at the nexus of four growing neighborhoods — Edgewood, Eckington, Brookland and Brentwood — in Ward 5, the political district of the majority of Northeast D.C.
Developer MRP Realty and Florida Rock Properties have been working on redevelopment plans for the six-block property since 2015, when MRP formed a partnership with the owner of the existing Rhode Island Center. MRP was attracted to the site’s proximity to the Metro said MRP principal Zach Wade; it now connects to the Red Line’s Rhode Island Avenue station via a new pedestrian bridge over the avenue. The neighborhood also was appealing. “This is a continuation of the growth of the city, and the shopping center was the hole in the doughnut. The neighborhood had improved around it.”
At the redeveloped Bryant St NE, an existing building on the left became a Kraken Kourts & Skates, and another in the middle became two interactive exhibits: Dinos Alive and Van Gogh: The Immersive Experience. On the right, an existing building was replaced with an Alamo Drafthouse Cinema and The Chase at Bryant St. apartments. The Chase also took up some former parking lot space, and Bryant Street Market food hall occupies the ground floor.
Bryant St NE will rise in four phases. Phases 2 and 3 have been designed and will be scheduled once economic conditions stabilize, construction costs normalize and interest rates subside, according to Wade. Phase 1 is complete, including two apartment complexes designed by SK+I Architecture that have opened in the past year: Coda at Bryant St and The Chase at Bryant St. The 487 units are 95% leased, and 8% of them have been set aside as affordable.
Coda at Bryant St has 154 apartments along Rhode Island Avenue, including ground-floor service retail and a dentist.
Making It Interactive
“Placemaking was an important component in our planning for Bryant St and involves creating vibrant, welcoming spaces that foster community engagement and social connections,” said Wade. “MRP Realty delivers great spaces and works with the community to activate these spaces to improve the experience for the tenants, residents and the surrounding communities. We create the space, and the community brings the activation.”
A nine-screen Alamo Drafthouse Cinema opened in November 2021 anchors the Phase 1 retail. That and other retail tenants like District Dogs daycare, training and boarding; F45 fitness; and Metrobar established a strong presence in the community for Bryant Street NE. Metrobar, a multipurpose beer garden and hospitality/event venue won Best Outdoor Bar in City Paper’s Best of D.C. 2022 and features a bar inside a refurbished Metro railcar. Inspire Nails will open in late summer.
MRP and Exhibition Hub repurposed one existing building for a pair of temporary entertainment exhibits — Dinos Alive and Van Gogh: The Immersive Experience. Additionally, MRP and Pirate Ventures converted a 76,000-square-foot former Forman Mills store into a Kraken Kourts & Skates, which offers a beer garden, 14 indoor pickleball courts and a roller skating rink.
MRP also has created an outdoor area called The Green Zone for retail tenants to use in creative ways. F45 conducts outdoor bootcamps, and Kraken will operate two outdoor pickleball courts there. Plus, the popular Metropolitan Branch Trail for bikers and joggers runs along the eastern edge of the site.
As part of Phase 1’s food-and-beverage offerings, MRP opened the Bryant Street Market food hall featuring Blowfish Poke & Grill, Tiger Sugar bubble tea, cocktail bar Alegria and Taqueria Habanero, which had a surprise visit from President Joe Biden and Vice President Kamala Harris on Cinco de Mayo. Those will be joined in the months ahead by Bold Dumpling, Doki Doki BBQ, Grass Fed Griddle and Jaliyaa Coffee. MRP is talking with several vendors for the ninth stall.
MRP Realty’s Placemaking Measures
Improved quality of life: By creating vibrant and engaging spaces, placemaking and activations enhance the overall quality of life for residents and tenants in a community. These efforts also can make the community more attractive to potential new residents and businesses.
Increased economic growth: New businesses and new residents spur economic growth, and a vibrant retail environment leads to increased sales and revenue for local businesses.
Enhanced community engagement: Placemaking and activations build stronger, healthier and more resilient communities. These efforts can bring people together and create a sense of community pride and ownership.
Positive social and environmental impact: Placemaking and activations create spaces that promote sustainability, health and wellness, and social equity. Features like green spaces, public art and accessible design have positive impacts on the environment and the community as a whole.
Through Black, Indigenous and people of color-owned creative agency Street Theory, MRP Realty commissioned a mural to transform this wall behind the property. Edgewood long has been defined by its vibrant arts scene, and onsite art at Bryant St NE provides a connection to the community, as well as points of interest throughout the development.
Partnerships: Collaboration with local organizations and individuals who understand the unique needs of the community spark culinary variety, social sports, music and art that align with the community.
“Retail spaces are an important component of our placemaking and activation efforts,” said Wade. “By creating attractive and engaging retail spaces, we can help to attract new residents and businesses to the community, which can help to spur economic growth and development. Retail spaces can also serve as a social hub for communities, providing opportunities for people to gather, interact and connect with each other.”
By Ben Johnson
Contributor, Commerce + Communities Today