Posted tagged ‘Affordable housing’

Historic Preservation Review Board Approves Restoration Plans for Hebrew Home on Spring Road

January 26, 2018

At the January 25, 2018, Historic Preservation Review Board hearing, the Board approved the preservation plan for the renovation of the historic Hebrew Home building at 1125 Spring Road. The case was approved as part of the Board’s consent agenda. The hearing only focused on the overall plan for the historic structure, and not the proposed development east of the property as it does not encroach upon the historic site.

Site plan showing location of non-historic structures to be removed during renovations.

The renovation plan focused on exterior modifications. The primary exterior modifications include complete replacement of existing (non-historic) windows and doors. Aluminum-clad wood windows with simulated divided lights are proposed. The development team consulted historic photographs in order to propose new windows that match the original windows as closely as possible with respect to operation and lite patterns.

Restoration of the existing exterior masonry is also planned as part of the renovation. This will include cleaning and repair/repointing of the brick as necessary. As part of the renovation, a limited number of selective reductions of non-historic exterior elements is proposed including removal of a one-story brick shed on the west side, a one-story open carport structure on the north side, an existing two-story free-standing utility building on the north side and a one-story walkway canopy connecting to the existing adjacent Robeson School building to the east.
Two small additions were also proposed and approved. A one-story addition on the first floor within the existing interior courtyard (and not visible from the exterior) which will provide a multi-use amenity space for residents and a one-story addition on the fifth floor which will provide 2 apartments and a second means of egress from an existing amenity space overlooking Spring Road. This proposed roof addition is located on the east wing adjacent to the interior courtyard and is set back substantially from the east building face to minimize (or eliminate) its visual perception from the public right-of-way.

The existing open space along Spring Road between the Hebrew Home and the adjacent Jewish Social Services Agency building will be redeveloped to create a new pocket park accessible to the public. In keeping with the original character of this exterior space, the design will provide small passive-use spaces with minimal plantings. In order to provide access to the space from the Spring Road streetscape, a new ADA ramp and access stair will be constructed in public space. This will require minor modifications to the existing brick retaining wall at the back of the existing sidewalk.

Below are some renderings filed with the HPRB case.

(Plan showing park area with notations showing improvements.)

(Plan showing location of new additions.)

(Perspective from the southeast (front), identifying location of rooftop addition.)

(Perspective from northwest (rear), identifying location of rooftop addition.)

Community Input on Hebrew Home Development Begins

December 4, 2017

Victory Housing and the Brinshore Development team held the first of several community engagement meetings on the redevelopment of the historic Hebrew Home property on Saturday, December 2nd. After an introduction and PowerPoint presentation, neighbors were able to dig deeper into four difference aspects of the project to help guide the team in shaping the development. The four breakout areas were:

  • Historic Preservation & Corner Design
  • Traffic Management & Parking
  • Community Spaces & Benefits
  • Sustainability Strategies

Commissioner Boese and neighbors participating in the discussion on how the new building could fit with the century-old neighborhood.

The overall plan of the project will include the creation of 187 residential units through a mix of townhomes and apartments. The project will include the creation of 88 units of affordable housing for seniors at or below 60 percent Area Median Income (AMI) through the adaptive preservation of the historic Hebrew Home building as well as the creation of 62 units of affordable housing in a newly constructed building at the current site of the Paul Robeson School.

The engagement meeting was an opportunity for neighbors to identify, discuss, and offer ideas on the design of the project; identify and offer solutions to potential traffic and parking impacts the project may create; and discuss community goals for the development along with how the revitalized property could serve the community as well as the neighborhood.

One item that was share during the presentation that was new to the community was that the development team, at the suggestion of the Office of Planning, will be seeking to rezone the property to allow a by-right project. Previously, the development team was planning to go through the Planned Unit Development (PUD) process. The process to rezone the site will still provide an opportunity for both ANC1A and ANC4C to weigh in, though the nuances between the two still needs to be explored.

Below are two of the flip charts showing some of the bullets on what was identified in two of the stations.

 

Victory Housing/Brinshore Development Selected to Redevelop Hebrew Home Property

August 23, 2017

(Rendering from Victory Housing proposal.)

Yesterday, Mayor Muriel Bowser and Deputy Mayor for Planning and Economic Development Brian Kenner announced that the developer selected to redevelop the historic Hebrew Home at 1125 Spring Road, NW, was Victory Housing with Brinshore Development. This was the same development team that both ANC1A and ANC4C recommended as their first choice at their July ANC meetings.

Through the community engagement process, follow up conversations with development teams, and collaboration between the two ANCs, the Victory Housing proposal was deemed the best overall proposal for the site. Following the selection, the development team will also need to come back before the ANCs as part of the Planned Unit Development/Zoning process through which design refinements can be made. Early conversations with the Victory Housing team showed a wiliness to work with the surrounding neighborhood to refine design elements.

A copy of the full press release is available here and after the jump. (more…)

ANCs Recommend Victory Housing as Top Pick for Hebrew Home Development

July 17, 2017

(Early rendering showing one potential design by Victory Housing.)

On July 12, at separate meetings, both Advisory Neighborhood Commissions 4C and 1A recommended Victory Housing & Brinshore Development as their primary choice for the development team to redevelop the former Hebrew Home property at 1125 Spring Road into a mixed income/multi-generational community. The two Commissions differed on their second choices.

Both Commissions felt that the Victory Housing proposal “meets the shared community priority of providing 88 units of dedicated, affordable senior housing in the former Hebrew Home. It also provides the largest number of affordable, family-sized units of any of the proposals as well with 29 three-bedroom rental units. In addition, it proposes home ownership opportunities along Spring Road NW. It also provides 75 underground parking spaces, with approximately 1.8 parking spaces for each 3 units of non-senior housing.”

The Commissions’ recommendations will be sent to the Deputy Mayor for Planning and Economic Development (DMPED), where the final decision on selecting a development team will be determined.

The Commissions differed on their second choices. ANC4C’s second choice was the NHP Foundation, Fivesquares Development, and Warrenton Group. ANC 1A’s second choice, on the other hand, was the Bozzuto Homes proposal. ANC 1A further selected the Mission First proposal as its third choice. (read ANC 1A resolution at goo.gl/RChVH3 ).

DMPED is expected to select a development team prior to the July 27, 2017 public meeting scheduled to present the District’s intent to declare the Hebrew Home surplus. The meeting’s purpose is to receive comments on the proposed designation of 1125 Spring Road, NW, as surplus property. The surplus meeting is held in order to receive feedback from the community on the District’s finding that the property is no longer required for public purposes. Comments collected at the public meeting will be submitted to the Council of the District of Columbia for its review.

The date, time, and location of the surplus meeting is below:

Date: Thursday, July 27, 2017
Time: 7:00 pm-8:30 pm
Location: Raymond Recreation Center
3725 10th Street, NW
Washington, DC 20010

Proposals to Develop Hebrew Home Presented to Community

May 26, 2017

On Thursday evening, May 25th, DMPED hosted a meeting at Raymond Recreation Center so that the seven most promising development teams could present their ideas to the community on their ideas to renovate the old Hebrew Home property. All teams presented idea to convert the historic structure into housing and construct new housing to the east. However, no two presentations were exactly alike, with key differences being the number of units proposed, the amount of affordability of those units, and the density of the buildings.

A chief concern voiced by many residents was the impact that the development would have on area parking. There were also differing opinions on how much housing should be affordable, and how much density or height the new construction should be for the right balance.

The Powerpoint presentations from the meeting are available online here. Members of the public are invited to review them and provide any comments through an online forum available here: https://goo.gl/frtYFa  The forum will close on June 9th.

Below is a brief recap of each of the proposals with key data:

Team #1: Victory Housing & Brinshore Development

Key facts

Planned Unit Development: Yes

Housing proposed: Total 187  units

  • 88 senior units in historic Hebrew Home (100% affordable) (1- and 2-bedroom units)
  • 91 new construction units (60 affordable, 31 market rate) (1-, 2-, and 3-bedroom units)
  • 8 new townhouses for home-ownership opportunities

Parking spaces provided: 75

Comments: More information is needed on levels of affordability. Powerpoint available here.

Team #2: Bozzuto & The Menkiti Group

Key facts

Planned Unit Development: No

Housing proposed: Total 146 units

  • 90 senior units (100% affordable)
  • 50 market townhouses
  • 6 affordable townhouses

Parking spaces provided: onsite for townhouse units

Comments: Would be the fastest to build as it would be a by-right project, but is also problematic as it has no affordable units outside of the senior units. Additionally, six of the rowhouses are planned on the site of the historic Hebrew Home which would require HPO and HPRB approval, which I find doubtful. Powerpoint available here.

Team #3: Mission First, Urban Matters, & Lock7

Key facts

Planned Unit Development: Yes

Housing proposed: Total 224 units

  • 86 senior units in historic Hebrew Home (81 affordable, 21% at less than 30% AMI) (1- and 2-bedroom units)
  • 117 new construction apartment units (95 affordable, 24% at less than 30% AMI) (1-, 2-, and 3-bedroom units)
  • 21 new condo units on 10th Street (2 affordable)

Parking spaces provided: underground.

Comments: This project would be completed in three phases, with the Hebrew Home building being the first phase. This proposal is the most sensitive of those that were presented with regards to the preservation and renovation of the Hebrew Home building, with a commitment to preserve/restore interior elements of the building as well. Of the projects that proposed more density, this proposal has good harmony and relationship to the historic structure. Powerpoint available here.

Team #4: CPDC & NVR

Key facts

Planned Unit Development: Yes

Housing proposed: Total 109 units

  • 77 senior units in historic Hebrew Home (100% affordable) (1- and 2-bedroom units)
  • 32 new construction townhouses (4 affordable)

Parking spaces provided: contained in each new rowhouse.

Comments: This team proposed the least number of overall units for the site, with nearly all of the affordable units being for seniors in the Hebrew Home building. The rowhouses proposed reflect the rowhouse character of the surrounding neighborhood. Powerpoint available here.

Team #5: Borger Management & Spectrum Management

Key facts

Planned Unit Development: Yes

Housing proposed: Total 202  units

  • 30% of the units will be affordable
  • 15% of units will be set aside for families at 30% of AMI.

Parking spaces provided: 49 surface parking spaces.

Comments: This is a good architect and developer, but the number of affordable units is at the minimum amount required. There is no dedicated senior housing, and the current design isn’t as compatible or sensitive or compatible with the surrounding community as other high-density proposals. Powerpoint available here.

Team #6: NHP Foundation, Fivesquares, & The Warrenton Group

Key facts

Planned Unit Development: Yes

Housing proposed: Total 206 units

  • 131 apartments (95 affordable)
  • 75 condos (8 affordable)

Parking spaces provided: underground parking.

Comments: The density of this project was compatible with the existing Hebrew Home building. One of the merits of this proposal was how it focused on greenspace. The green roofs, landscaping, and particularly the deep set back on 10th Street which included a wide sidewalk and benches were features that should be incorporated into the final project regardless of who the developer is. Powerpoirnt available here.

Team #7: Gilbane Development & NHT-Enterprise

Key facts

Planned Unit Development: Yes

Housing proposed: Total 212  units

Hebrew Home building:

  • 71 affordable units for seniors and families, some of whom are formerly homeless
  • 41 deeply affordable units at 30% AMI

New mixed income building:

  • Mixed-income building with 10% of units affordable to families at 80% AMI
  • 9 for-sale townhomes

Parking spaces provided: underground

Comments: This was a good group who indicated a wiliness to create more affordable units if the District would be willing to provide additional financial support. It was the only proposal to include permanent supportive housing for residents formerly homeless, and the team demonstrated a record of other deeply affordable projects that they had completed. Powerpoint available here.

Reminder — Meeting on Developing the Old Hebrew Home is Thursday

May 24, 2017

Here’s a reminder that on Thursday, May 25th, the next public meeting is scheduled for the redevelopment of the old Hebrew Home on Spring Road. The flyer is below. You can read an overview of the June 3, 2016, meeting here.

Zoning Commission Votes Unanimously in Support of a New Park Morton

February 1, 2017
Revised design for the Park Morton apartment building at the Bruce Monroe site.

Revised design for the Park Morton apartment building at the Bruce Monroe site.

On Monday evening January 30th, the Zoning Commission voted unanimously in support of both Zoning Cases related to the redevelopment of Park Morton (cases 16-11 and 16-12 (watch video of meetings here)). The National Capitol Planning Commission (NCPC) will now have 30 days to review and comment on the Planned Unit Development package, and following the NCPC the projects will go back to the Zoning Commission for final action. This is expected to occur in early March.

The projects the Commissioners approved on January 30th incorporate some revisions and clarifications that were a result of the hearings held on December 5th and 8th. Two of the more important changes for the Bruce Monroe site were:

  • Revised architectural design motif for the townhomes to better integrate them into the existing architectural context. The revised design elements include revised materials and materials palatte that incorporate a warmer color scheme; further defined brick detailing that includes brick banding and brick soldier courses; revised window mullion design that creates windows of a vertical proportion for a more residential character; and revised window panel material to brick with banding; and,
  • Prior to the issuance of a Building Permit for the multi-family building, the Applicant shall demonstrate to the Zoning Administrator that DMPED will convey the PUD Site to Park View Community Partners pursuant to a 99 year ground lease. The ground lease will contain a provision wherein DMPED agrees that a minimum of 44,000 square feet of land area in Square 2890 identified as a public park shown on Sheet G10 of the Architectural Plans and Elevations, dated January 9, 2017, will only be used for park and recreation uses for the term of the ground lease. The Applicant shall have the right to use a portion of the park area as a temporary staging area during construction of the Project.

The changes listed above addressed the concern that the land set aside for the park will actually be improved as a park, and the concern by the Commission that the color of brick originally chosen didn’t compliment the existing neighborhood well and would be difficult to keep clean.

Below are renderings showing the new (approved) brick color for the buildings to be built at the Bruce Monroe site compared to the original proposal.

park-morton-update-1

(Renderings showing approved (above) and original (below) brick choices for the buildings designed for the Bruce Monroe site.)

bruce-monroe-site


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