Posted tagged ‘Development’

Housing to Replace Former Church on Holmead Place, NW

September 6, 2018

(Former Church of Jesus Christ of Latter Day Saints building at 3423 Holmead Place, NW)

On Wednesday, September 12th, ANC1A will review and consider a zoning case requesting support to convert the vacant church at 3423 Holmead Pl, NW, into a new building containing 7-units of family sized housing (see plan set here).

The proposal is requesting zoning relief in the following areas:

  1. The RF-1 Zone allows for a conversion of a property from a non-residential building to an apartment house by way of Special Exception for a project not meeting one or more of the matter of right criteria. This project as designed does not meet two of those criteria, which requires that the addition be limited to thirty-five feet in height and which prohibits the removal of architectural elements original to the structure (such as the steeple in this case);
  2. Relief from the criteria governing the front setbacks for residential dwellings in the RF-1 Zone. In this case, the existing structure currently does not conform with this criteria and the development is not proposing to change the existing setback of twenty-five feet;
  3. Relief from court and nonconforming structure: The existing building has an existing court on its northwest corner. The proposed addition will extend this nonconforming court and also create two new courts on the southwest and southeast corners of the building. As the building will be forty feet in height, the minimum open court width is eight-point-three feet. As the proposed courts are nonconforming, relief is required for the proposal to proceed; and,
  4. Relief from height and number of floors. In the RF-1 Zone, 35 feet in height is allowed as a matter of right, with 40 feet in height allowed with a special exception. The building is designed to be 40 feet in height (which is still shorter than the existing rowhouses to the north and south of the property). Additionally, as designed the new apartment building would be four-stories, yet the RF-1 Zone only allows three-stories by right. So zoning would need to approve the fourth story.

(Rendering of apartment building proposed for 3423 Holmead Pl., NW)

All in all, the proposal strikes me as being reasonable and beneficial to the community. The new structure is not seeking relief from parking requirements, maintains the current set back of the existing structure, and is shorter than the rowhouses on the block. It also proposes to create six 3-bedroom units ranging in size from 1,290-1,522 sq. ft. and one 4-bedroom unit with 2,805 sq. ft. of living space on the top floor. Family sized housing is rarely proposed by developers and a housing type and its something that many neighborhoods are loosing as rowhouses are converted into condos.

Armed Forces Retirement Home to Renovate Vacant Grant Building for Senior Assisted Living

September 4, 2018

(The Grant building entrance at the AFRH.)

Earlier today, the Armed Forces Retirement Home announced with a press release (read the full release) that is plans to sign a letter of intent on September 6, 2018, with Gragg Cardon Partners, LLC, to renovate and convert the historic and vacant Grant Building at the north end of the campus for use as an affordable assisted living facility for eligible seniors.

The press release states:

“We are excited about this proposal to revitalize this beautiful building, and put it to a use that fits so closely with what we’re already doing at the Armed Forces Retirement Home,” said Chief Operating Officer James M. Branham. “We look forward to working with Gragg Cardona and their partners over the coming months as we each conduct due diligence and, we hope, reach agreement on a lease later this year or early in 2019.”

The restoration and adaptive re-use of the historic Grant Building as an Affordable Assisted Living Community for low to moderate income seniors is a wonderful solution, and will be an asset to both the AFRH’s long-term goals as well as the greater communities surrounding the home. In the District of Columbia, there is an unmet and growing need for affordable assisted living for the DC senior community.

The Grant Building is a grand renaissance revival structure bordering Rock Creek Church Road and Harewood Road. It opened in 1910 to provide dining facilities, residential rooms, and community facilities for the AFRH’s veteran residents. It closed in 2001. The building is in the Home’s historic district which includes a national monument and historic site. Gragg Cardona approached the Home in July with the proposal and intends to pursue bonds and historic preservation and housing tax credits to offset some of the renovation costs.

Last month, I had the opportunity to visit the AFRH which included a tour of the shuttered Grant building. Below are some photos of the great spaces that will be incorporated into the new facility.

(The entry foyer of the Grant Building.)

(Balcony in the former dining hall of the Grant Building.)

(Looking down toward the entry foyer from the mezzanine.)

New 10-Unit Building Planned for 14th Street in Columbia Heights

August 30, 2018


(New 10-unit building planned for 3601 14th Street, NW, on the northeast corner of Perry)

In July, ANC1A was asked for a letter of support to raze the building at 3601 14th Street, NW, in order for the owners to build a new 10-unit building on the site. At the July ANC meeting, there was some confusion about the request as ANCs do not have authority to officially weigh in on raze applications and no Commissioner could think of a previous time when anyone had come to the Commission seeking support for a raze permit. We all agreed that we appreciated the opportunity to discuss the project as well as provide the community with details and that it would be great if other developers would do it.

(The structure currently at 3601 14th Street, NW.)

At the end of the discussion, ANC1A voted unanimously to support the raze application. The resulting building will have 10-units, meaning that it will have to provide one-unit as an Inclusionary Zoning unit. The building will be built entirely by-right, will conform with zoning, and is not seeking a parking variance. The architects for the project are Arcadia Design.

Initially, both Commissioners Valerie Baron and Kent Boese recognized the structure as once being the location of a mikvah and were concerned about any historic or cultural importance of the building, especially as there are few buildings that directly relate to the Jewish community that lived in the neighborhood during the 1920s-1960s.

In September 1940, a new community mikvah was dedicated on 14th Street, NW, within walking distance of the Beth Sholom Congregation, the Jewish Social Service Agency, and the Hebrew Home. (Above is the front and inside cover of the mikvah’s rules/regulations booklet.).

After consulting with the Historic Preservation Office and the Jewish Historical Society of Greater Washington it was determined that there was nothing architecturally significant about this property as it related to the mikvah. The structure was originally constructed as a residence and converted only later to a mikvah. With this understanding, it was agreed that razing the structure could be supported. The owners did agree to a request from the ANC to allow interested members from the historic societies access to tour and photograph anything that may remain of historic interest prior to razing.

Below are additional images of the planned new structure.

(Site plan showing the wedge shape of the lot.)

(Upper view looking northeast from 14th and Perry streets.)

Starting to See Some Progress at New Market on Georgia

August 20, 2018

The small storefront at 3412 Georgia Avenue (next to Kraken Axes) is finally starting to show some progress after it appeared to stall in late 2017. According to building permits, the new business will be La Herradura Super Market and will be about 2,896 sq. ft. of space. The original permit was issued in February 2016, with a 1st extension in July 2017 and a 2nd extension in October 2017. In asking around, I understand that the latest hurdle in their efforts was appealing a vacant tax bill that the city had levied due to the slow progress.

While I know that the District is attempting to crack down on vacant property, which I applaud, I feel they are overly aggressive with some of these slower developments in our area. While I;m sure I’m not along is saying I would like them to move more quickly, financing can be an issue and I don’t believe that DC supports our small business community as well as we should. Given the choice between getting this property renovated slowly or vacant and unusable for years, I’ll take the slower path as long as there is progress.

(Future La Herradura Super Market at 3412 Georgia Avenue, NW)

Development at 705 Irving Bringing More Housing to Neighborhood

August 7, 2018

The Lock7 Development project at 705 Irving Street, NW, is moving along quickly. In checking out their blog site the project is describe as featuring eight new units and, when completed, will feature six 1BR/1BA units and two 2BR/2.5BA units. You can see the rendering of the completed design below.

More Housing Coming to Georgia Avenue at Irving Street, NW

August 1, 2018

(The northeast corner of Georgia and Irving, NW)

According to permits issued on April 19, 2018, the property at the 3101 Georgia Avenue has been razed so that a new 8-unit multifamily building can be constructed on the site. The building will be just shy of 50 ft., which is the maximum by-right height allowed in the MU-4 zone. Other aspects of the project can be found in DCRA’s March 14, 2018 Determination Letter (read here).

Below is a rendering of the new building, and the full plan set is available here.

(Rending of new building designed for 3101 Georgia Ave., NW)

3110-3112 Georgia Avenue Finally Taking Shape

July 24, 2018

The new development at 3110-3112 Georgia Avenue has been slow going, but it finally appears to be taking shape I first noted it in August 2016 and saw demolition on the site in October 2017.

According to the building permits, the new building will be 4 stories plus a penthouse and a cellar with 16 apartments and a ground floor of commercial space. Below is the current state of the building. It is located just a few doors down from Colony Club.


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