I will hold a Single Member District meeting for residents of 5B05 on Tuesday, June 14, at 6:30pm. We will discuss the following items:
BZA Case 20787 / 705 Quincy Street NE: A zoning special exception request for 705 Quincy Street NE to add two additional dwelling units, to an existing, attached, two-story with cellar, 4-unit apartment house in the RA-1 zone.
Historic Preservation Review Board Case 22-328 / Brookland Bowling Alleys (3726 10th Street NE): A proposal to build a new mixed-used residential-commercial development at the existing 10th Street shopping plaza across from Turkey Thicket Recreation Center.
We will also discuss any other matters residents might wish to bring up.
How to Join the Meeting
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Meeting ID: 826 7476 1776
Passcode: 956527
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+1 301 715 8592 US (Washington DC)
Meeting ID: 826 7476 1776
Passcode: 956527
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Zoning Case: Special exception request for 705 Quincy Street NE (BZA Case No. 20787)
What is the special exception requested? New residential developments in the RA-1 zone require special exception relief pursuant to § U-421 of the D.C. Municipal Regulations. The Zoning Administrator has interpreted a “new residential development” to include the conversion of an existing apartment building that adds any new dwelling units.
When deciding whether to approve a “special exception” request, the BZA will consider whether the property will be in harmony with the purpose and intent of the zoning regulations and maps and/or adversely affect the use of neighboring property.
What changes are proposed in this case? The owner proposes to add two additional units in the cellar of an existing four-unit building, bringing the total number of units to six. The building height and footprint would remain unchanged.
Four parking spaces will be added behind the building (none currently exist); the builder proposes to use permeable pavers in the parking area behind the building. The rear yard would be fenced in with a 6’ high privacy fence on two sides, and rolling garage doors at the back facing the alley.
The developer proposes to add window wells to the front and back cellar units. The faux mansard roof would remain, as would the existing brick façade. Existing windows would be replaced.
Residents can view images of the proposed development to the right and here.
This building is adjacent to 701 Quincy Street, which residents weighed in on and ANC 5B supported in February. The developer has incorporated some of the feedback that residents provided for 701 Quincy (permeable pavers, landscaping, etc.) into the proposed design for 705 Quincy. The developer has also agreed to offer a Construction Management Agreement similar to that offered for 701 Quincy St.
Brookland Lanes Historic Preservation Review Board Case / 3700 block of 10th Street NE
Urban Investment Partners (UIP), the owner of several parcels of land on 10th Street between Michigan Avenue and Perry Place, proposes to build a new mixed-used residential-commercial development that will replace the existing 10th Street shopping plaza across from Turkey Thicket Recreation Center.
One of the buildings in this space is the Atlantic Electric Supply Corporation, formerly known as the Brookland Bowling Alleys. This building is both a District and national historic site. Accordingly, UIP must present its proposed design to the Historic Preservation Review Board (HPRB), which will consider the “height, proportions, materials, the level and nature of demolition and the alteration of character-defining features. The Board does not consider use, light, air, noise, privacy, traffic, views per se, the removal of trees, etc.” UIP’s HPRB hearing is tentatively scheduled for June 23, although there is a possibility it could get postponed until July.
Residents can view UIP’s application for its proposed project here; residents can view images of the proposed project here.
FAQs:
Will this project be a Planned Unit Development?
Unlike many other recent developments in our community, the developer does not intend to seek a Planned Unit Development (PUD) for this space. (A PUD would allow a developer to increase the height and/or density of a project beyond what would be permitted by right, in exchange for community benefits.) UIP instead intends to build "by right," which means that it does not intend to seek zoning exceptions that would allow UIP to build a larger structure than is already permitted within the zone where these buildings are located. The maximum height the developer is permitted to build to under current zoning limits is 50’.
Because UIP is not seeking to do a PUD, the community won't have the same kind of opportunity to negotiate community benefits as we've done with large projects like the St. Joseph's Seminary development and the proposed Reed Street development. Nevertheless, it may be helpful for residents to share their views as to how they hope the commercial space will be utilized so that UIP better understands market demands in our area.
What will happen to the existing tenants?
According to UIP, several of the existing tenants have leases that don’t expire until sometime in 2024, which UIP intends to honor. UIP has said that this project is in the very early stages and that it does not intend to break ground on this project until Summer (August) 2024. I’ve been told that District Vet intends to remain as a tenant in the new building, and the developer will work with District Vet to figure out how to allow it to continue its operations during construction. I have also strongly urged UIP to ensure that it allocates suitable space in the new development for a childcare center, given the enormous demand for childcare in the neighborhood. UIP’s property manager has also met with Petit Scholars to discuss the potential of moving back into the development once it is completed.
What role does the ANC play in this process?
ANCs are entitled to “great weight” in matters that come before the HPRB. Accordingly, I will hold a public meeting for residents to learn about the project and share their views. I will then present the matter to the full ANC 5B Commission for a vote on whether or not HPRB should approve, modify, or reject the project as proposed.
Above: Sun study depicting the shadows of the proposed building and their effect on homes on Perry Place.