Park View, D.C.

610 Newton Place as it was in November 2012

In early February, I was able to report that the long empty apartment house at 610 Newton Place was destined to be developed. Along with the large empty lot behind it, the property changed hands in November 2012 from the New Commandment Baptist Church to new owners for $1,425,000. Construction permits for the new one story addition at the existing building with a new three story rear addition were issued on May 14th, so the property should quickly become an active work site.

Newton Street elevation showing addition of third level.

The development as designed is completely as a matter-of-right and will add an addition to the rear of the two-story structure as well as add a third story. According to the plans, the original structure will be converted into two two-story, two-bedroom units. The new construction will add an additional ten units, all two-bedroom, for a total of twelve two-bedroom units. The four uppermost units also have their own roof decks.

Below is the floor plan of the third floor addition. All in all, I think this is a very positive development for this block of Newton Place.

The floor plan of the third floor. Newton Street is at the top of the plan.

3612-3614 Park Place. Both properties have be vacant for over 6 years.

In early March I noted that the long vacant houses at 3612-3614 Park Place appeared to be headed for development but had few details to offer. Now, I have many of the details lacking earlier. According to a BZA Application that I recently received, both properties are planned to be developed into three living units for a total of 6 units. There would be 5 off-street parking spaces in the rear of the property. The zoning adjustment request is for the 6th unit. Five are allowed as a matter-of-right.

The property owner has begun the process of consolidating the two properties (Sq. 3035, lots 837 & 838) into a single record lot, the total area of which will be 4,521 square feet. The two houses have been vacant for several years and are in a severely dilapidated condition and in need of significant structural repair and restoration (read full application and see condition photos here).

Elevation drawing of 3612-3614 Park Place, NW.

The proposed conversion of the two buildings into a six-unit apartment house/condo in an R-4 zone is limited by both minimum lot area and lot occupancy. The minimum lot area must be 900 square feet for each apartment unit. In this case, only 5-units are allowed as a matter-of-right because the property is oddly shaped creating a total of 4,521 sq. ft. The owner is seeking relief from the regulation to include a 6th unit due to the difficulty in restoring the property.

In addition to the before photos accessible via the link above, you can also page through the plan set for a better idea of the proposal. If I am reading the plans correctly, the largest unit would be a two-level, three bedroom located on the first floor and basement. The second floor shows two one-bedroom units — and the third floor contains two one-bedroom units with roof decks. An example of  the first floor plan is below.

First floor plan for 3612-3614 Park Place

Public Notice for the BZA hearing on 429 Newton Place, NW.

The development proposed for 429 Newton Place, NW, is set to be heard by the Board of Zoning Adjustment tomorrow (March 26th). BZA hearings begin at 9:30 a.m. and are held at 441 4th Street, NW, in Room 220 South for anyone interested in attending. BZA hearings are also available via Webcast for those interested but unable to attend in person.

ANC 1A considered the zoning variance request at their March 13th meeting. The request sought was to build three row-like dwelling units 1 foot, 1/3 inch narrower than prescribed by code. Each building would contain two living units. I posted details about this project back in January along with the plans for the project.

A few residents from the 400 block of Newton Place attended the March ANC meeting and voiced opposition to the project. Among the comments voiced were concerns about how the development would impact parking and a desire for two single-family homes rather than six two-level condos.

After hearing a presentation by the owner and weighing community concerns, ANC 1A voted in support of the project with a vote of 11 in favor and 1 against. In the ANC report to the BZA, they did recognize that the increase in living units could negatively impact street parking and asked the BZA and developer to consider increasing off street parking if possible. There should be room along the alley frontage of the property.

Elevation drawing for the 429 Newton Place project.