Washington, DC

Columbia Property Trust

Service Type

Project Type

108K SF

LEED Certification


80 M Street is the first ever mass timber office renovation in Washington, DC. Resting atop an existing seven-story commercial building, the 107,987-SF vertical extension adds two full floors of trophy class office space with 16’-0” ceiling heights and a penthouse level with additional office space and shared amenities.

80 M features over 1,300 tons of mass timber–a 100% renewable material with the ability to sequester carbon dioxide emissions–from the Pacific Northwest and Eastern Canada forests. In addition to improving air quality and acoustics for occupants through mass timber, 80 M Street’s new 16’ slab-to-slab heights improve depth of light penetration by almost 200%. The new design embraces a wellness-driven approach by maximizing views and offering nearly 4K-SF of private and shared outdoor terraces. Committed to reducing its overall carbon footprint, 80 M has earned ENERGY STAR, Fitwel, LEED Gold, and WireScore Silver certification by incorporating energy-saving features like solar panels, high-efficiency LED lighting, and traction elevators.

The addition takes a multidisciplinary approach and combines several construction types to deliver a truly exceptional and one-of-a-kind office experience. Terracotta wall panels and painted metal exterior elements complement the existing brick façade of the original floors below. A new canopy structure hangs above the top floors to shield the interiors from harsh southern sun exposure. Its faceted aluminum soffit battens, visible from the street level, are designed to look like wood while adhering to fire safety protocols.

Located at the southeast corner, a new amenity clubhouse features exposed cross laminated timber (CLT) panels and glulam-laminated timber contrasting with defining charcoal-toned wall panels. The exposed wood is accented by sophisticated, modern details and tactile finishes including luxurious leather booth seating, custom sculptural chandeliers, and marble pantry countertops. A nanawall connects to a new landscaped wrap-around terrace, shared with the adjacent office tenant while a curtain wall system provides ample sunlight, year-round.

The project also includes a renovation of the ground floor. A transformed entrance and lobby experience unites the building’s new identity with its street presence while enhanced programming delivers the top-tier amenities expected in the current marketplace. Several new amenities on the ground floor supplement the penthouse addition, including a new 2,661-SF state-of-the-art conference center and an upgraded fitness facility.

The result of a mission-driven partnership, the 80 M Street project is already achieving near-full occupancy and paving the way for the mainstreaming of mass timber in DC and beyond.