loading...

28-Unit Project on H Street Corridor’s East End Gets ANC Support

by Lark Turner

image
A rendering of the building by PGN Architects.

A project on a triangular-shaped piece of land on the east end of the H Street Corridor received support from ANC 6A on Thursday night. Plans for 1401 Florida Avenue NE (map) include 28 units, down from the 34 units originally proposed. Mehari Sequar is the developer on the project, which is designed by PGN Architects and is located near the Argonaut.

The 28 units include 16 larger two-bedrooms, and the fifth and sixth floor will house duplex units, according to Jeff Goins of PGN. The units have been reduced and the top floor set back since the developer first started working with the ANC.

image
A map of the site.

The project is seeking approval from the Board of Zoning Adjustment for a number of issues: The maximum permitted residential lot occupancy for the site is 80 percent; the developer wants to build to 99 percent, according to the filings. They also want to build to 75 feet; the maximum allowable height is 70 feet. Finally, though 29 parking spaces are required for the development, the developer says they are unable to provide any parking on the property due to its odd layout.

image
A current view of the site.

See other articles related to: pgn architects, h street corridor, h street condos

This article originally published at http://dc.urbanturf.com/articles/blog/28-unit_mixed-use_project_on_h_street_corridors_east_end_gets_anc_approval/9338

4 Comments

  1. DC225 said at 11:22 am on Friday December 12, 2014:

    Of course they can build parking there if they wanted to, odd shaped lot or not. They don’t want to because of the cost. Show me proof that the developer will pass on the cost savings of not building parking to the buyers and I’m on board. Otherwise, this is nothing more than a request for a developer subsidy.

  1. skidrowedc@gmail.com said at 3:34 pm on Friday December 12, 2014:

    Although I think BZA has been too liberal lately with its parking reductions, this one seems plausible to me.  It’s important to bear in mind that the legal standard isn’t impossibility.  It’s “practical difficulty” and/or “undue hardship,” either of which must flow from an “exceptional condition.”  In this case, the exceptional condition is the site shape & size, and I would generally agree any parking one could shoehorn in would be highly inefficient (i.e. very costly, even moreso than underground parking is anyway).  As such, providing parking would be practically difficult and, given the walkability of the area and availability of public transit, an undue burden.

    A similar line of argument also works, I would think, for the lot occupancy.  What I’m unclear about is any justification for the height variance. I think the building looks great, and the extra 5’ appears to give the units very nice ceiling heights, airier glass walls.  But one can fit 6 stories (even with a tall retail base) into the 70’ height limit easily enough.  I’m not sure what practical difficulty or undue burden the architect and developers could plausibly claim.

  1. Colin said at 8:34 pm on Friday December 12, 2014:

    Unless you think that developer costs have no bearing on prices, it is obvious that not requiring parking will result in lower priced housing.

  1. TedC said at 7:05 pm on Tuesday December 16, 2014:

    Why should the developer provide parking?  The building is right on the streetcar line.  We already have too many cars on H Street as it is. What will happen if every new development is required to build an excessive number of parking spots??
    It will be complete gridlock all the time.

Join the discussion

UrbanTurf now requires registration in order to post comments. Register here, or login below if you are already registered.

Click here if you forgot your password.



DC Real Estate Guides

Short guides to navigating the DC-area real estate market

We've collected all our helpful guides for buying, selling and renting in and around Washington, DC in one place. Visit guides.urbanturf.com or start browsing below!

Northern Virginia

Profiles of 14 neighborhoods across Northern Virginia

Ballston
Looking to Give People A Reason to Stay Past 6pm
Clarendon
Happily Straddling the Line Between City and Suburb
Columbia Pike
Arlington’s Neglected Stepchild is Getting a Makeover
Crystal City
Turning Lemons into Lemonade
Lyon Village
Developing An Air of Exclusivity?
Rosslyn
Hitting Its Growth Spurt
Shirlington
An Urban Village Hitting Its Stride
Del Ray
Virginia’s Small Town Near the Big City
Eisenhower Avenue
The Vibrancy Might Take a Few Years
Huntington
The Quiet Neighborhood By the Beltway
Old Town
Mayberry By The Potomac
Parkfairfax
132 Commerical-Free Acres
Downtown Falls Church
Staying the Same in the Midst of Change
Tysons Corner
Radical Change Could Be On The Way

See more Northern Virginia »

Maryland

Profiles of 14 neighborhoods in suburban Maryland

Annapolis
Small-Town Living in the State Capital
Bethesda
Bedroom Community Gets Buzzing Cache
Cabin John
In With The New While Maintaining the Old
Chevy Chase
Affluence, Green Lawns and Pricey Homes
Downtown Silver Spring
Experiencing a Resurgence After a Bumpy History
Potomac
A Suburb on Steroids
Rockville Town Square
Despite the Dynamism, Still Somewhat Generic
Takoma Park
More Than a Little Bit Quirky
Wheaton
A Foodie Magnet on the Verge of Change
Capitol Heights
Kudzu, Front Porches and Crime
Hyattsville
Glass Half Full or Half Empty?
Mount Rainier
Artists, Affordable Homes and A Silo Full of Corn
National Harbor
A Development Rises Next to the Potomac
Riverdale Park
A Town Looking For Its Identity

See more Maryland »

Northwest DC

30+ neighborhood profiles for the city's biggest quadrant

16th Street Heights
DC's Sleeper Neighborhood
Bloomingdale
Where (Almost) Everyone Knows Your Name
AU Park
One of DC’s Last Frontiers Before the Suburbs
Brightwood
DC’s Northern Neighborhood on the Cusp
Burleith
DC’s 535 House Neighborhood
Cathedral Heights
Do You Know Where That Is?
Chevy Chase DC
Not to Be Confused With the Other Chevy Chase
Cleveland Park
Coming Back After A Rough Year
Columbia Heights
DC’s Most Diverse Neighborhood, But For How Long?
Crestwood
An Island of Serenity East of the Park
Dupont Circle
The Best of DC (For a Price)
Foggy Bottom & West End
Where the Institutional Meets the International
Forest Hills
Ambassadors and Adventurous Architecture
Fort Totten
Five Years Could Make a Big Difference
Foxhall Village
350 Homes Just West of Georgetown
Friendship Heights
A Shopping Mecca With a Few Places to Live
Georgetown
History, Hoyas and H&M
Glover Park
One of DC’s Preppier and More Family-Friendly Neighborhoods
Kalorama
A Posh View From Embassy Row
LeDroit Park
A Quiet Enclave in the Middle of the City
Logan Circle
Trendy Now, But Not By Accident
Mount Pleasant
Sought-After Homes Surround Main Street in Transition
Mount Vernon Triangle
From Seedy to Sought-After
Palisades
The Long, Skinny Neighborhood at the City’s Northwest Edge
Park View
It’s Not Petworth
Penn Quarter/Chinatown
DC’s Go-Go-Go Neighborhood
Petworth
Getting a Vibrancy of Its Own
Shaw
The Duke’s Former Stomping Ground
Shepherd Park
DC’s Garden of Diversity
Spring Valley
A Suburb With a DC Zip Code
Takoma
Not To Be Confused With Takoma Park
Tenleytown
Not Quite Like Its Neighbors
U Street Corridor
The Difference a Decade Makes
Woodley Park
Deceptively Residential
Adams Morgan
No Longer DC’s Hippest Neighborhood, But Still Loved by Residents

See more Northwest DC »

Southwest DC

The little quadrant that could

Southwest Waterfront
A Neighborhood Where A Change Is Gonna Come

See more Southwest DC »

Northeast DC

Profiles of 10 neighborhoods in NE

Brookland
New Development Could Shake Up Pastoral Peace
Deanwood
A Little Bit of Country Just Inside the District’s Borders
Eckington
Not to Be Confused With Bloomingdale
H Street
A Place To Party, and To Settle Down
Langdon
The Northeast Neighborhood That Few Know About
Michigan Park
A Newsletter-On-Your-Doorstep Community
NoMa
Evolving from a Brand to a Neighborhood
Rosedale
Ripe for Investment Right About Now
Trinidad
The Difference 5 Years Makes
Woodridge
Big Houses, A Dusty Commercial Strip and Potential

See more Northeast DC »

Southeast DC

6 neighborhoods from Capitol Hill to East of the River

Capitol Riverfront
Still Growing
Hill East
Capitol Hill’s Lesser Known Neighbor
Congress Heights
Gradually Rising
Hillcrest
Notable for Its Neighborliness
Historic Anacostia
Future Promise Breeds Cautious Optimism
Eastern Market
A More European Way of Living

See more Southeast DC »

Upcoming Seminars ▾