Category: Projects

Projects

Mount Villa Apartment Interiors

Project: Mount Villa Apartments at Turf Valley
Client: Mangione Family Enterprises

The Mount Villa Apartments are located right in the heart of Turf Valley and have views to the surrounding resort and community. The five buildings will total over 180 apartment units that will be brought on-line in phases. The clubhouse will be a unique feature for the residence and will house the leasing office, exercise room, business center, entertainment room, and a host of other amenities. The Villa Apartments aim to attract high end tenants and provide an experience in keeping with the excellent reputation of Turf Valley.

Housing Maryland

Mount Villa Apartments

Project: Mount Villa Apartments at Turf Valley
Client: Mangione Family Enterprises

Maryland Workplace Workplace Interiors

Greenberg Gibbons Corporate Headquarters

Project: Greenberg Gibbons Corporate Headquarters
Client: Greenberg Gibbons

JP2 Architects worked with Greenberg Gibbons on their new 14,000 sq. ft. headquarters located in 40Ten Boston, Baltimore City’s first mass timber building. The Greenberg Gibbons brand is incorporated throughout the interior entry feature wall, themed huddle rooms, and murals. The contemporary office design concept considered social and focus spaces related to acoustics; the parti provides for a centralized social café area adjacent to the large conference room, while the central lobby hub offers a buffer between the executive suite and the departments on plan north. Cozy workstations adjacent to windows and inboard glazed private offices create an open and lofty experience and views of the city.

Housing Louisiana Mixed Use

Fat City Flats

Massachusetts Retail Interiors

South Shore Plaza Interiors

Project: South Shore Plaza
Client: Simon Property Group

This mall renovation and three story expansion accommodates the addition of a new Nordstrom store. The expansion includes 140,000 sq ft of new boutiques as well as a 90,000 sq ft anchor tenant. The existing center’s full renovation re-establishes its place as the premier shopping destination in South Boston. As part of the larger renovation and expansion project, the food court has varied arrangements for up to 575 customers. Warm wood accents in multiple tones, along with lounge seating groupings along a full height window wall, impart a comfortable, residential quality.

Maryland Retail Interiors

The Shops at Kenilworth Interiors

Project: The Shops at Kenilworth
Client: Greenberg Gibbons

The Shops at Kenilworth is a 142,000 sq ft shopping center in Towson, MD that first opened in 1979. The project comprises of a $20 million renovation to modernize the center and create a more pedestrian friendly shopping experience. The full interior renovation includes updates to handrails, restrooms, flooring, lighting, and wayfinding signage. The project also includes an addition with a wine bar, several more restaurant tenants, and a relocated and expanded Trader Joe's grocery store.

Hospitality and Entertainment Interiors Maryland

Busboys and Poets

Project: Busboys and Poets
Client: Andy Shallal/Howard Hughes Corporation

Busboys And Poets in Downtown Columbia is a two-story 7,000 sf restaurant and bookstore that is projected to open spring/summer of 2021. The nearly 400 seat location will be, founder and CEO, Andy Shallal’s 8th and largest location. The shell building, also designed by JP2, provides a second floor terrace that will be activated with outdoor seating that overlooks Color Burst Park at Merriweather District, a park that provides year round activities for the community. In addition, the restaurant is adjacent to Merriweather Post Pavilion, offering patrons a space to mingle and relax before and after shows. The restaurant’s interior was designed to embrace the eclectic and unique atmosphere that Busboys And Poets is known for. Creating a space where community could be cultivated was imperative, and the JP2 team worked closely with Shallal to achieve this. The interior spaces include a bookstore, several dining areas , two bars, one at each floor, a private dining room, and room for private events, reading, open mic nights, and other programing – just about something for everyone.

Housing Interiors Maryland

MarketPlace at Fells Point Interiors

Project: MarketPlace at Fells Point
Client: The Dolben Company, Inc/Klein Enterprises/Metropolitan Management Co.

Located in Historic Fells Point, Baltimore, MD, these new urban lifestyle apartments feature open rooms maximizing exterior daylight and views. The bulk of the units open onto a private courtyard space complete with fire pits and water features. Many of the units are rehabbed historic buildings from the late 1800’s with large windows and unique special features. The apartment buildings have direct access to over 100 community retail and entertainment venues on the Fells Point waterfront. In addition to the private courtyards, the project also features a club room, lounge, fitness center, and secured parking for the residents.

Awards

2015 ULI Baltimore Wavemaker Award – MarketPlace at Fells Point
This mixed-use project contains 159 apartments above 27,000 sf of retail. The project is sited in the historic waterfront Fells Point community, and retains the original street buildings while giving a modern appeal to the new construction.

Educational and Institutional Interiors Maryland

Wye River – Aspen Institute Interiors

Housing Interiors Maryland

The Stories Interiors

Project: The Stories
Client: Federal Realty

Located immediately adjacent to Federal Realty's headquarters in Rockville, Maryland, this 49-unit development expands the existing award-winning Crest Residential project. Its residential units feature open living spaces with exterior balconies. In addition to the upscale units, the project includes a business center, fitness center, and an indoor/outdoor resident lounge featuring multiple fireplaces.

JP2 provided a comprehensive signage package for new 49-unit development at The Stories. Located immediately adjacent to Federal Realty’s headquarters in Rockville, Maryland, this development expands the existing award-winning Crest Residential project. Its residential units feature open living spaces with exterior balconies. In addition to the upscale units, the project includes a business center, fitness center, and an indoor/outdoor resident lounge featuring multiple fireplaces. The sign package draws on the materials used throughout the project to bring an overall cohesive design throughout.

Hospitality and Entertainment Interiors Maryland

Merriweather Post Pavilion Interiors

Project: Merriweather Post Pavilion
Client: The Downtown Columbia Arts and Culture Commission

Originally designed by renowned architect Frank Gehry, Merriweather Post Pavilion is one of the highest rated amphitheaters in the United States. Phase 1 included newly constructed restrooms and concessions stands, and was fully open for the 2016 season. The Phase 2 renovations included demolishing the stage and back of house areas and rebuilding them to evoke a modern feel and entice new bands to perform. As this is an active concert venue, JP2 worked closely with the contractor to ensure project completion in the off-season. This phase of the project was open for the 2017 season, and is also available for reserved private events.

Awards Maryland Mixed Use Retail

Foundry Row

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Project: Foundry Row
Client: Greenberg Gibbons

Foundry Row is an upscale, mixed-use development on a former industrial brownfield site northwest of Baltimore. The retail project draws its character from the history of its site, a former Solo Cup manufacturing plant in Owings Mills, Maryland. JP2 Architect’s shopping center design consists of multiple open-air retail buildings around a Main Street-style plan, anchored by a Wegmans supermarket and a keynote office building. The project includes 375,000 sq. ft. of retail, including both in-line small shops and larger anchor-type formats, as well as a gym and restaurants. The design creates a pedestrian-friendly district for both office tenants and shoppers.

Housing Maryland Mixed Use

Service Center

Awards Housing Maryland Mixed Use

MarketPlace at Fells Point

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Project: MarketPlace at Fells Point
Client: The Dolben Company, Inc/Klein Enterprises/ Metropolitan Management Co.

Located in Historic Fells Point in Baltimore, Maryland, JP2 Architects designed these new urban lifestyle apartments to feature open rooms maximizing exterior daylight and views. A majority of the units open onto a private courtyard space complete with firepits and water features. Many of the units are rehabbed historic buildings from the late 1800s with large windows and unique special features. The apartment buildings have direct access to over 100 community retail and entertainment venues along the Fells Point waterfront. In addition to the private courtyards, the project also features a club room, lounge, fitness center, and secured parking for residents.

Awards

Housing Maryland

Hickory Flats

Housing Maryland

The Stories

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Project: The Stories
Client: Federal Realty

Located immediately adjacent to Federal Realty's headquarters in Rockville, Maryland, The Stories is a 44-unit multi-family housing development that expands the existing award-winning Crest at Congressional Plaza residential project. Interior design of the residential units at The Stories feature open living spaces with exterior balconies. In addition to the upscale units, the project includes a business center, fitness center, and an indoor/outdoor resident lounge featuring multiple fireplaces.

JP2 Architects also provided a comprehensive signage package for the new development. The signage design draws on the materials used throughout The Stories to bring an overall cohesive design to the property’s interior and exterior spaces.

Housing Maryland Mixed Use

Jefferson Square at Washington Hill

Project- Jefferson Square at Washington Hill
Client- Jefferson Apartment Group

Immediately southwest of the Johns Hopkins Hospital clinical towers, this mixed use development combines 300 residential units, 30,000 sf of retail and 450 structural parking spaces. The design for the project features loft apartments on the upper floors, a roof top pool and amenity spaces that overlook Fells Point and downtown Baltimore. A significant effort was made to respect the row house community by providing walk-up apartment units along the street and creating a heavy cornice at the second story to create a more pedestrian friendly environment. The project was designed to have a sister building to the south and create a shared urban court between the buildings.

Awards Featured Item Maryland Master Planning Mixed Use

Merriweather District

Project: Merriweather District
Client: Howard Hughes Corporation

The Merriweather District is a vibrant live-work community on a 68-acre piece of land in Downtown Columbia, Maryland. Located adjacent to Merriweather Post Pavilion, the mixed-use development project encompasses a full build out with over 750 residential units, approximately 1.2 million sq. ft. of office and 185,000 sq. ft. of retail shops and restaurants on about 22 acres. Master planning design components are centered around an active public park that will act as the district's center for activities including concerts, outdoor dining, ice skating, and other civic programming. Paths and walkways tie the area together and connect to other areas of Downtown Columbia, including a natural conservation area. Merriweather District is the first LEED Neighborhood Development v4 in Maryland and only the second development to achieve it on the East Coast.

Awards

2022 ULI Baltimore Wavemaker Award
2022 – NAIOP Maryland Awards of Excellence Best Mixed-Use
2018 – USGBC Maryland Wintergreen Maryland Environments Award for Merriweather District Area 3

Educational and Institutional Interiors

Howard University

Project: Howard University
Client: Howard University

The Harriett Tubman Quadrangle, dubbed “the Quad” by students, is a group of historic all-female resident halls on Howard University’s campus. The strategic addition of a 9,200sf student center provides student amenities on the ground level of the resident halls. The student center amenities include the Student Hilltop Newspaper, fitness center and yoga room, beauty salon, RA kitchenette and lounge, veteran’s student lounge, testing rooms, inclusion inquiry offices, and multi-purpose spaces for various programing. Wayfinding signage and graphics are distributed throughout the common areas and served as the conduit that ties the various amenities together into a cohesive space that is easy to navigate. Custom “women of Howard” tonal portrait graphics were curated to serve as recognition to notable female graduates of Howard University.

The relocation of the existing University Counseling Center was an opportunity to revitalize the counseling center to better serve students and university staff. Repositioning the center to the ground floor within the historic Harriet Tubman Quadrangle buildings was a strategic move. This provided private entrances, while still being centrally located. The new 9,600sf center houses University Counseling Services and the Interpersonal Violence Prevention Program. The renovation included 22 offices for university psychologists, clinical staff, and other support staff. In addition, the layout provided therapy rooms, observation rooms, and group counseling rooms. The team balanced a limited schedule and budget constraints in order to make the relocation of the center feasible. The palette infused light, soothing colors in soft neutral tones, with biophilic patterns to create a space that promotes positive interactions between therapists and students.

In addition to this being a design-Build project, it was also a fast track delivery project so communication had to be streamlined. The contractor, subcontractors and design team met on site weekly to discuss solutions that fit the budget since all stakeholders were present at the same time. This project also had a Guaranteed Maximum Price so compromises were made throughout the design and construction process.

Master Planning

Park Heights Master Plan

Project: Park Heights Master Plan

JP2’s solution to the master plan competition for Central Park Heights revitalizes vacant and underdeveloped parcels in the northeast Baltimore neighborhood . The plan includes single family homes, duplexes, townhomes, multi-family residential, and senior living. The proposal also includes multiple retail locations, co-working space, parking, and a medical office building, ensuring that this neighborhood has access to everything needed for a livable and thriving community.

Entertainment Village

Project: Entertainment Village Master Plan
Client: ReThink Community

JP2 created a master plan for a new entertainment village in Atlanta, just south of the Mercedes-Benz Stadium fora major national urban revitalization company.

The concept is driven by the clients’ objective to cultivate communities by developing spaces that cater to a diverse demographic. A collection of uses that includes restaurants, a concert venue, a covered plaza, and a hotel, complete with an expansive pool deck, creates an environment that will be the foundation for a district

Awards Maryland Workplace Workplace Interiors

JP2 Dillon Street

Project: JP2 Dillon Street
Client: JP2 Architects

The new corporate home for JP2 Architects is an adaptive re-use of a former daycare facility in the heart of the Canton community in Baltimore City. The former building was demolished down to a bare shell and reconstructed with all new energy efficient systems and environmentally friendly materials. The modern workplace design concept features all LED lighting, new roof-mounted Sola-tubes as well as a new 1,400 sq. ft. mezzanine overlooking the open interior office environment below. The office building design was honored with a LEED Gold rating shortly after opening in the summer of 2016, just in time to celebrate the firm’s 10th anniversary.

Awards

2018 NAIOP Maryland Awards of Excellence
Best office redevelopment – JP2 Architects
Best Retail – Foundry Row (Greenberg Gibbons and Chesapeake acknowledged)
Best LEED Interior Tenant Fit Out – JP2 Architects

2017 – USGBC Maryland Wintergreen Interiors Project Award for JP2 Office
The annual ceremony recognizes businesses and local projects that demonstrate exemplary commitment and achievements in creating a more sustainable future for Maryland.

Maryland Workplace Workplace Interiors

CORE Maryland

Maryland Workplace

Foundry Row Office Building

Housing Master Planning

2600 Sisson Street

New Jersey Retail Retail Interiors

Shops At Riverside

Project: The Shops At Riverside
Client: Simon Property Group

The Shops at Riverside is a 674,416 sq. ft. enclosed shopping mall in Hackensack, New Jersey, that first opened in 1977. Catering to the surrounding affluent suburban areas, shoppers are drawn to the mall for its upscale offerings and restaurants. Interior and architecture project updates include a 248,000 sq. ft. addition of retail and dining space, repurposing of the former Saks Fifth Avenue space as a cinema and dining-entertainment complex, as well as a new concourse linking the north corridor to the south corridor.

Massachusetts Retail

South Shore Plaza

Project: South Shore Plaza
Client: Simon Property Group

Awards Interiors Minnesota Retail Retail Interiors

Southdale Mall

Project: Southdale Mall
Client: Simon Property Group

A 1.3 million-square-foot shopping mall located in Edina, Minnesota, Southdale Center is owned and operated by the Simon Property Group. Dating from 1956, Southdale Center is noted as being the oldest enclosed mall in the United States. JP2 Architect’s renovation of Southdale Center respects the shopping mall’s original mid-century modern architectural design while updating and positioning it for the future. The retail property's exterior façade renovations provide new and renovated mall entrances, as well as the addition of a new food court entrance with a porte-cochère for Minnesota’s inclement weather.

Interior improvements include a new food court with seven tenants and seating for 400, new public amenities including a play area for children and new restrooms, as well as all new finishes and furniture throughout the Center’s concourses. The Grand Court interior design was similarly upgraded with new wood columns, ceiling treatments, lighting, and furnishing all reminiscent of the original mid-century designs by Victor Gruen. A new way-finding and signage design program as well as upgraded lighting are also incorporated.

Awards

2015 AIA Maryland People’s Choice Award - Commercial Architecture
The award ceremony was hosted by the AIA Baltimore at Chesapeake Bay Beach Club, a project also designed by JP2 Architects. Southdale Center is located in Edina, Minnesota and is the oldest enclosed mall in the United States.

2014 ICSC - Silver Design and Development Award

Maryland Retail

Northwood Commons

Project: Northwood Commons

With 100,000 sq. ft. of redeveloped community retail, Northwood Commons features contemporary retail architecture and provides Hill Road, Original Northwood, New Northwood, and Morgan State University with transformed retail, restaurant, and service options. The addition of a Lidl grocery store to the shopping center design provides access to fresh ingredients for hundreds of families, while a Barnes & Noble College Bookstore will become Morgan State’s bookstore. The addition of national restaurant chains, such as Chipotle and IHOP, as well as other amenities, make Northwood Commons a one-stop shopping destination for the neighborhood.

Awards Maryland Retail

The Shops at Kenilworth

Project: The Shops at Kenilworth
Client: Greenberg Gibbons

The Shops at Kenilworth is a 142,000 sq. ft. retail shopping center in Towson, Maryland, that first opened in 1979. The architectural project comprised a $20 million renovation to modernize the center’s exterior and create a more pedestrian-friendly shopping experience. The full interior renovation to the design of the shopping center includes updates to handrails, restrooms, flooring, lighting, and wayfinding signage design. The project also includes an addition with a wine bar, several more restaurant tenants, and a relocated and expanded Trader Joe's grocery store.

Workplace Interiors

Power 52

Project: Power 52

Power 52 is Ray Lewis’s organization aimed at breaking the cycle of poverty & unemployment in urban communities across the nation through economic empowerment and clean energy access. This is accomplished by training urban community members to work on Solar Photovoltaic systems and their components. This project is the interior fit-out of Power 52’s 4,000 sf headquarters in Baltimore and is designed to inspire all who visit. Messages about Integrity, Trustworthiness, Inclusiveness and Measurable Impact are found throughout the design of strong

Master Planning

Westport

Project: Westport
Client: ReThink Community

JP2 Architects worked to create a masterplan for Westport, a barren 43-acre landscape on Baltimore’s southern waterfront. Complete with 1,500 market-rate townhomes and apartments, waterfront parks, and retail and office space, the firm sought to bring the idle peninsula to life with a vibrant work-live-play community where residents and citizens could relax and enjoy city living. The emphasis of this masterplan is to connect with the surrounding neighborhoods and provide public spaces that support the art of gathering for recreation, commerce, living, boating, and convening with nature.

Maryland Retail

TMIC Plaza Refresh

Project: TMIC Plaza Refresh
Client: Brookfield Properties

The Lifestyle Center at the Mall In Columbia is a collection of shops and restaurants around a large courtyard space. It is almost entirely surrounded by the enclosed component of the mall with limited direct access or visibility from the parking. As a result, the volume of pedestrian traffic through the Plaza is low .

JP2, along with Studio H2G, developed a series of improvements to create a sequence of active vibrant spaces that serve both the needs of the retailers and the larger Columbia community. A massive water feature which was an impediment to pedestrian flow is to be replaced with a wide terraced lawn space with a stage for live or televised events. Beyond the lawn the Plaza is transformed with new landscape and hardscape and a series of small pavilions with feature paving, soft seating and specialty lighting. At the far end of the Plaza is a grand pavilion with a tree-like structure which will accommodate larger gatherings and features customized pendant light fixtures.

The tenant storefronts in this area are to be upgraded with new materials, awnings and signage and the mall entrances will also be enhanced with cut metal screens, new lighting and signage as part of an overall strategy to improve the entrances throughout the center.

Housing Maryland

St. James Place Addition

Georgia Mixed Use

Friendship Village Recreation Center/Senior Housing

Retail Virginia

Pike 7

Project: Pike 7
Client: Federal Realty

Pike 7 Plaza is an open air retail center just outside the Washington DC beltway in Tysons, Virginia. The project includes 170,000 square feet of big box retailers, small shops, and numerous restaurants and cafes. The recent development of a collection of food and beverage tenants in an eye-catching building on the prominent corner of the site and the introduction of a Lidl grocer prompted the Owner to consider a refresh for the balance of the project.

While the larger tenants will be responsible for their own elevation upgrades, JP2 was tasked to make improvements to the facades at the in-line tenants and to create some memorable visual accents. The addition of new colors and materials will transform the look of the existing façade and a new open frame tower structure will replace the current heavy mass at the entrance to the existing public courtyard. This will provide a landmark for orientation as well as an invitation to venture into the space beyond where there will be both casual seating and outdoor dining. A trio of smaller existing towers will be re-clad with contemporary materials and upgraded lighting and landscaping will create an atmosphere where visitors will want to gather and shop.

Housing Master Planning

Lutherville Station

Project: Lutherville Station
Client: MLR Partners and Kinsley Properties

Sitting between Yorkridge Shopping Center and the Lutherville Light Rail is the proposed Lutherville Station project, a mixed-use development that combines 450 apartment units, 100,000 sq. ft. of office space, 75,000 sq. ft. of retail, and associated parking. A significant portion of the master plan site design is dedicated to open green space, providing an amenity for the residential tenants as well as the general public. This plaza features a wide lawn area for gatherings or recreation, as well as more intimate zones for smaller groups or individuals to enjoy the outdoors. The apartments are four-story, “stick-built” construction with internal courtyards, and surround a pre-cast concrete parking structure. The office building design features an independent, five-story structure with the potential for retail and restaurants on the first floor. The facades of the buildings feature a mix of traditional and contemporary materials in a variety of shapes and roof forms.

Master Planning

Innovation Square

Housing Interiors

Hickory Flats Interiors

Maryland Retail

Gaithersburg Square

Project: Gaithersburg Square
Client: Federal Realty

Gaithersburg Square is an existing community retail center near Washington DC. JP2’s work included improvements to the building facades and public spaces. The design solution gives a fresh look to the shops while new trellises and landscaping create distinct seating areas for several restaurants. A plaza with a fire pit, built-in benches and landscaping creates a community gathering place in the heart of the project while new lighting and signage add a unique quality to the improvements.

Master Planning

Friendship Village

Project: Friendship Village Master Plan
Client: ReThink Community

JP2 completed a master plan for Friendship Village, located in Atlanta, GA, adjacent to Mercedes Benz Stadium. This plan, covering several city blocks, provides a one stop shop for its community and includes 90 co-living units, 68 townhomes, 1,123 apartments, 49,500 sf of retail and restaurant space, 105,000 sf of office space, and a 30,000 sf grocery store. The plan recognizes the client’s mission to stabilize neighborhoods and strengthen communities by creating a mix of workforce housing opportunities.

New Jersey Retail

Ellisburg Shopping Center

Project: Ellisburg Shopping Center
Client: Federal Realty

Ellisburg Shopping Center, located in Cherry Hill, New Jersey, is an existing retail center with a long history in the community. Boasting a variety of shops, restaurants and a Whole Foods grocery store the project continues to be a major destination for the residents of adjacent neighborhoods.

One major goal of the proposed canopy façade renovation was to increase the project visibility from the surrounding highways. The solution was to develop a collection of strong roof forms that would stand out against the skyline and attract more shoppers and diners.

The use of contemporary forms and materials highlight the individual retail offerings and provides the visitor with a varied and exciting mix of visual statements. Unique canopies, awnings and abundant landscaping help to define smaller gathering spaces and enhance the overall shopping experience.

Hospitality and Entertainment New Jersey

Ellisburg Shopping Center Pad restaurant

Project: Ellisburg Shopping Center Pad restaurant
Client: Federal Realty

Ellisburg Shopping Center in Cherry Hill, New Jersey is a retail center with a long history in the community. Boasting a variety of shops, restaurants and a Whole Foods grocery store the project continues to be a major destination for the residents of adjacent neighborhoods.

The proposed pad restaurant required the removal of a gas station and extensive site work. The design of the new building massing, the varied material palette and the trellised outdoor dining patio will enliven the street edge. The new restaurant will enhance the center and draw visitors to the project by providing additional food and beverage offerings.

Master Planning

The Apartments at City Vista

Project: The Apartments at City Vista
Client: ReThink Community

JP2’s master plan for The Apartments at City Vista features nearly 300 apartments, retail and office space as well as several exterior amenity spaces. The pool deck is slated to sit at the top of project with astounding skyline views of downtown Nashville. City Vista is the keynote site in a larger development that includes additional multi-family units as well as traditional townhomes in an urban setting intertwined with public green spaces.

Housing Maryland

3535 Clipper Road

Project: 3535 Clipper Road
Client: Junica Properties

Building upon the success of 3511 Clipper Road, 3535 Clipper Road is a new, ground up 4 story, 27-unit, wood framed multifamily residential building in the historic Baltimore neighborhood of Woodberry. This development will provide an attractive and safe housing solution within a vibrant, eclectic community and reinforce the City of Baltimore’s desire to develop land that encourages community development around existing transit networks. The building includes mostly efficiency/studio units. The immediate outdoor amenity spaces include an enclosed bike storage area and secluded tenant exterior patio, as well as a café located in a shipping container with a community plaza. Residents also have access to the club room and exercise room in 3511 Clipper Road.

Hospitality and Entertainment New Jersey

BurgerFi

Retail

Cyfair Town Center

Project: Cyfair Town Center
Client: InvenTrust

Cyfair Town Center is an open-air shopping center in Cypress, Texas, a suburb northwest of Houston. The 435,000 square feet of development includes shops, restaurants, professional office space, a Kroger grocery store and a cinema. However, the buildings were all built with identical materials and details that created a stifling uniformity to the project.

By initially just using a range of paint colors in varying combinations over the existing pink brick facades, JP2 was able to create a more diversified visual composition. In addition, new canopies, awnings, patterned screens and trellises are used in various locations and in unique combinations to create a greater variety of visitor experiences. In select areas, new wood ceilings have been installed with modern hanging light fixtures and overall illumination has been upgraded.

The perception is further enhanced with new landscaping at the sidewalk, including an array of colorful planter pots and new custom benches. Colorful murals are planned for many of the remaining blank walls. The atmosphere of the project has gone from a bland sameness throughout to a collection of one-of-a kind memorable places for shopping, dining, and professional services.

Housing Maryland

305 West Franklin Street

Project: 305 West Franklin Street
Client: Junica Properties

305 West Franklin Street is a new, ground up, 84-unit multifamily residential development located in the heart of downtown Baltimore between Mount Vernon and the Bromo-Arts district. This building will have five levels of apartments over two levels of parking and will feature amenity spaces including a sky lounge overlooking downtown Baltimore, a skylit fitness room and a ground level feature retail tenant. Construction is slated to begin shortly with delivery in Spring 2024.

Hospitality and Entertainment Maryland

Busboys and Poets

Project: Busboys and Poets
Client: Andy Shallal/Howard Hughes Corporation

Busboys and Poets in Downtown Columbia, Maryland, is a two-story 7,000 sq. ft. restaurant and bookstore that opened in 2021. The nearly 400-seat location is Founder and CEO Andy Shallal’s eighth and largest location so far. The shell building, also designed by JP2 Architects, provides a second-floor terrace that will be activated with outdoor seating that overlooks Color Burst Park at Merriweather District, a park that provides year-round activities for the community. In addition, the restaurant is adjacent to Merriweather Post Pavilion, offering patrons a space to mingle and relax before and after shows at the outdoor concert venue.

The restaurant’s interior was designed to embrace the eclectic and unique atmosphere that Busboys and Poets is known for. Creating a space where community could be cultivated was imperative, and the JP2 Architects team worked closely with Shallal to achieve this. The interior spaces include a bookstore, several dining areas, two bars, one at each floor, a private dining room, and room for private events, reading, open mic nights, and other programing.

Housing Maryland Master Planning