As part of an initiative sponsored by the RLARC for the redevelopment of the "Wax Museum" site at 5th & K Streets, NW, Lee + Papa and Associates won the development rights through a competitive process and includes several developers led by Lowe Enterprises, and two architectural firms; Torti Gallos and Partners and Michael Marshall & Associates.

Special areas of design include approximately 3 blocks of streetscape, an on-grade courtyard for the L Street Condominium, a private alley, two roof top gardens and swimming pool for the 5th & K street condominium, and the jewel of the project: the third story courtyard formed by the 5th & K Street Condominium and the L Street apartments.

The courtyard, at approximately 4/5ths of an acre, will provide incredible opportunities for outdoor open space in an urban environment. Inspired by a Mondrian canvas, the plan incorporates water, special paving, public art, innovative planting design, metal and wood trellises, "green walls", a wildflower meadow, and large expanses of lawn areas programmed for a variety of uses.