ADAPTIVE REUSE PROJECT IN ADAMS MORGAN TRIANGLE VENTURES - 1711 FLORIDA AVENUE

DISCUSSION OF PRELIMINARY DESIGN AND CONCEPT

INTRODUCTION • Developer Overview

o Experienced in complex, mixed-use development in the District. o Consideration of the community in design, uses and neighborhood

activism. o Examples (handout)

• Team o Bonstra | Haresign ARCHITECTS

• Respected local architect in Dupont Circle • History of success in the neighborhood and other comparable

urban sites in DC. Mixed-use (residential apartments, office and retail).

• Examples - recently completed 1840 - 1846 Vernon Street, the Erie, Viya, Lofts at 2727, Studio Theatre + Q14 ^

o Land use attorney - Holland + Knight

BACKGROUND - EXISTING SITE • The Site

o Location and orientation o Public garage operated by Colonial with 4 levels and basement + rooftop

parking + intermediate term commercial uses including Planet Pet on the first floor.

• Observations o The existing 1970's industrial structure not in keeping with neighborhood

architectural design. o Site presents an opportunity to dramatically improve the immediate

environs with a high quality design • Zoning information

o Site size: 25,920 sf. o Zoning: C2B (Reed Cooke Overlay). RC Overlay. o Allowable height

• Preliminary discussions o Office of Planning o Informal conversations with others

PROPOSED PROJECT PLAN • Zoning Relief

o Height + Density • Proposed building: FAR: 5.8 (4.0 residential, 1.1 commercial, .7

parking above grade) • Height: 75 ft.

• Adaptive reuse, partial demolition and addition

• Proposed uses o Residential

• Approx//100. • Meets r^requirements

o Commercial • Approx. 25,000 square feet • At least 6,000 square of commercial to be retail • Balance - office or quasi-retail users

o Parking • New uses • Neighborhood

• Preliminary design review o Similar height along Florida Ave to the adjacent Security Storage building

(approx. 65 ft) o Building facade includes bays, balconies and insets - better scale than the

storage building o Top floor rises to approximately 75' and is set back from the lower floors,

not visible from street below. Reduces visual impact of the height. • Sustainable strategies

o Goal - at least LEED Silver certification o Retention of a substantial portion of the existing building reducing waste,

conserving resources, and extending the life of an existing structure o If structurally feasible, will provide a green roof o Sustainable options

• Use of graywater; rainwater harvesting • Highly efficient heating and cooling, consider lighting efficiencies,

commissioning of equipment, indoor air quality • Selection of finish materials

o Development partners have extensive experience in solar, wind and other "green" initiatives

• Commercial uses: Developer will request some waivers from the list of excluded uses under Reed Cooke such as veterinary hospital, parcel post store, dry cleaners, automobile rental agency and restaurant (we would agree to reasonable restrictions on restaurant uses).

PROJECT IMPACT + BENEFITS • At far southern edge of Reed Cooke, essentially a southern gateway into that

portion of Adams Morgan • Will provide an important demand generator for retailers along the southern end

of Adams Morgan including businesses along Florida Avenue. • First floor commercial uses on both street frontages, including glass storefronts,

will enliven the sidewalk. • Upper floors will have ample glass to bring in natural light. All such exposure

will contribute to the safety of pedestrians on adjacent streets. • Potential for public garage use will remain, particularly for weekend and evening

use when commercial tenants are not there. Car sharing and other measures to

leverage the parking resources for the neighborhood. Monthly and hourly availability for community and visitors.

• The building benefits from being at a lower elevation than points to the north because of the rather steep north-south slope. Comparable height to the Marie Reed Learning Center.

• Surrounded largely by institutional, park and commercial/industrial uses. • No shadowing of residential on the south side of V Street and Florida Avenue • Pepco site to the rear limits use alternatives in the building below the third level

that face in that direction. • Affordability requirements under Inclusionary Zoning will be met, only 2nd

project we are aware of that will meet IZ. At least 8% of the residential FAR will be "affordable" at a maximum AMI level of 80%. For example, 2 bedroom price of $230,000 in 2010 dollars as a condo, $1,850 as rental.

• Mixed-use residential, office and retail provides a viable economic model. Size/scope of the adaptive reuse project is critical to feasibility. The economics are that the project must be of adequate size to support changing the existing building now in place. Particularly true because of the structural adaptations required to adapt the existing structure.

SUMMARY • Replacing an eyesore with an exceptional adaptive reuse project. • Zoning relief sought