50 Florida Avenue NE PUD Submission_Final_4.19_Small File

7/28/2019 50 Florida Avenue NE PUD Submission_Final_4.19_Small File

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50 Florida Avenue, NEWashington, DC 20002

Land Use Counsel:Holland + Knight, LLP800 17th Street, NW, Suite 1100Washington, DC 20006

Owner / Developer:Bush at 50 Florida Avenue Associates, LLLP andB&B 50 Florida Avenue, LLCc/o Bush Construction Corporation2000 Clarendon Boulevard, Suite 100Arlington, VA 22201

Architect:WDG Architecture, PLLC

1025 Connecticut Avenue, NW, Suite 300Washington, DC 20036

Civil Engineer:Wiles Mensch Corporation727 8th Street, SE, Second FloorWashington, DC 20036

Landscape Architect:Bradley Site Design1743 Connecticut Avenue, NW, Fourth FloorWashington, DC 20009

Traffic Consultant:O.R. George & Associates, Inc.

10210 Greenbelt Road, Suite 310Lanham, MD 20706

Consolidated PUD and MAP Amendmentat Square 3516April 19th, 2013


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Landscape:

Civil:

General:

Architecture:

G-01G-02G-03G-04G-05G-06G-07G-08G-09G-10G-11

A-01A-02A-03A-04A-05A-06A-07A-08A-09A-10A-11A-12A-13A-14A-15A-16A-17

A-18A-19A-20A-21A-22A-23A-24A-25A-26A-27

A-28A-29A-30A-31A-32A-33A-34

L-101L-102L-103L-104

C-101C-102C-103C-104C-105C-106C-501C-601C-602C-603C-604

IndexLocation MapContext PhotosContext PhotosContext PhotosProject DataProject DataLEED ChecklistIllustrative Site PlanSite SectionsCourt and Yard Exhibit

Cellar 3Cellar 2Cellar 1Ground FloorSecond FloorTypical Floor (3-6)Seventh FloorEighth and Ninth FloorPenthouseRoofTypical UnitsTypical UnitsSouth ElevationWest ElevationNorth ElevationEast ElevationCourt Elevation

Court ElevationCourt ElevationEast-West Building SectionNorth-South Building SectionNorth-South Building SectionEnlarged ElevationsEnlarged ElevationsEnlarged ElevationsWest PerspectiveNorthwest Perspective

Southeast PerspectiveAerial Southwest PerspectiveAerial Northeast PerspectiveShadow StudyShadow StudyMaterial BoardIntentionally Left Blank

Site PlanPlaning PlanDetailsPlant Images

Existing Conditions PlanErosion and Sediment PlanSite PlanUtility PlanGrading PlanCirculation PlanErosion and Sediment Control DetailsLoading Access Inbound - 20 ft TruckLoading Access Outbound - 20 ft TruckLoading Access Inbound - 30 ft TruckLoading Access Outbound - 30 ft Truck

Sheet Name Sheet NameFiling Requirment Filing Requirment

Index

WA12042.00 | 04.19.2013 Bush at 50 Florida Avenue Associates, LLLP | B&B 50 Florida Avenue, LLC | 50 Florida Avenue, NE, Washington


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10

11

12

5

6

87

12

3

4

9

G-02 Location Map

WA12042.00 | 04.19.2013Bush at 50 Florida Avenue Associates, LLLP | B&B 50 Florida Avenue, LLC | 50 Florida Avenue, NE, Washington, DC 20002


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Existing Property1 View from Property across Florida Avenue2

Adjacent Building to the East4Existing Building across Florida Avenue3

Context Photos



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Alley Adjacent to Property6Adjacent Buildings to the West5

Rear Alley Looking West8Rear Alley Looking East7

G-04 Context Photos



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View at Eckington Pl NW Looking North9 View at Florida Avenue Looking North West10

View at Florida Avenue Looking South East12View at Florida Looking North East11

Context Photos



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Zoning Analysis

The project will pursue a consolidated PUD and Map amendment for Square 3516, Lots 819 and 134, using C-3-B zoning regulations as the basis of design.

ADDRESS 50 Florida Avenue, NE

S QUA RE , LO T Sq ua re 3 51 6, L ot s 8 19 an d 1 34

ZONING DISTRICT Lot 819: C-M-2 (current)

Lot 134: C-2-A (current)

Proposed PUD: C-3-B

LOT AREA Lot 819: 40,659 SF

Lot 134: 1,564 SF

Proposed PUD: 42,223 SF

U SE S M ulti -f am ily r es id en tial an d r et ai l, wi th park in g, al lo we d as a matt er of righ t.

ITEM

ZONING

SECTION PERMITTED/REQUIRED PREVIOUS PROPOSED REMARKS

HEIGHT REGULATIONS

199.1 In those districts in which the height of building is permitted to be ninety feet (90 ft.) or greater, the

height of buildings shall be measured to the highest point of the roof excluding parapets not

exceeding three feet (3 ft.) in height.

2405.1 90 feet maximum with a PUD

FLOOR AREA

2405.2 5.5 for residential Residential = 149,915 GSF = 3.55 Residential = 196,029 GSF = 4.65

4.5 for commercial Commercial = 15,500 GSF = 0.37 Commercial = 7,858 GSF = 0.19

Circulation = 38,472 GSF = .91

5.5 total Total = 203,887 GSF = 4.83 Total = 203,887 GSF = 4.83

LOT OCCUPANCY

772.1 100% 77% 71% (29,890 SF) COMPLIES

YARDS/SETBACKS

Rear Yard: 2.5 inches/foot of height (12 feet minimum)

80 feet * 2.5 inches = 1 6 feet 8 inches

774.9 Where a lot abuts an alley, the depth of rear yard may be measured from the center line of the alley,

to the rear wall of the building or other structure.

Side Yard: if provided, 2 inches/foot of height (6 feet minimum)

90 feet * 2 inches = 15 feet

COURTS776.3 Width: 4 inches/foot of height (15 feet minimum)

776.4 Closed Court Area: 2 * square of width (350 square feet minimum)

ROOF STRUCTURES

411.3 All penthouses and mechanical equipment shall be placed in one (1) enclosure. Two enclosures One enclosure COMPLIES

411.5 Enclosing walls from roof level shall be of equal height. Variable heights Equal height COMPLIES

0.37 FAR Area indeterminate 2,627 square feet

42,200 sf * 0.37 = 15,614 sf FAR indeterminate 0.06 FAR

1:1 setback from exterior walls No setback at closed court 10 feet 4 inches at open court

18 feet, 6 inches maximum height 22 feet 8 inches elsewhere 16 feet elsewhere (1:1 setback)

PARKING

Residential: 1 for each 4 dwelling units

181 units / 4 = 46 spaces

Retail: 1 per each 750 sf over 3,000 sf

(7,500 sf - 3,000 sf) / 750 = 6 spaces

Bicycles:

Residential = 1 per 3 Units (181/3 ) = 61 spaces

Retail = 5% of Reqd. parking (6 spaces * 5%) = 1 space

LOADING

Residential: 1 berth @ 55 feet 1 berth @ 30 feet 1 berth @ 30 feet

1 platform @ 200 square feet 1 platform @ 200 square feet 1 platform @ 200 square feet

1 delivery space @ 20 feet No delivery space 1 delivery space @ 20 feet

1 berth @ 30 feet

1 platform @ 100 square feet

27 feet 8 inches, measured from the

center line of the alley

19 feet 8.5 inches

24'-6" diameter at irregular closed

court

55 spaces

17 spaces

2119.2 COMPLIES61 residential spaces

6 retail spaces

RELIEF REQUESTED2201

48 spaces

Retail: none required (retail componenet less than 8,000 square feet) None COMPLIES

2101 COMPLIES

COMPLIES

210 spaces

6 spaces

90 feet / 9 stories

70.58 feet / 7 stories

60.75 feet / 6 stories

COMPLIES

RELIEF REQUESTED770.6

774.1

775.5

COMPLIES

COMPLIES27 feet 8 inches, measured from the

center line of the alley

COMPLIESOpen court provided in lieu of side

yard (side yard not required)

Refer to drawing G-11 COMPLIES

411.7 COMPLIES

90 feet / 9 stories

69 feet / 7 stories

60 feet / 6 stories

G-06 Project Data



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Building Area

Floor Level

Gross

Construction Exclusions

Gross

Floor

Area

Floor

Area

Ratio

3rd Cellar 37,359 sf 37,359 sf 0 sf

2nd Cellar 37,359 sf 37,359 sf 0 sf

1st Cellar 37,359 sf 37,359 sf 0 sf

Ground Floor Residential 22,355 sf 808 sf 21,547 sf

Ground Floor Retail 8,158 sf 300 sf 7,858 sf

2nd Floor 24,983 sf 130 sf 24,853 sf

3rd Floor 25,718 sf 130 sf 25,588 sf

4th Floor 25,718 sf 130 sf 25,588 sf

5th Floor 25,718 sf 130 sf 25,588 sf

6th Floor 25,718 sf 130 sf 25,588 sf

7th Floor 20,043 sf 100 sf 19,943 sf

8th Floor 13,737 sf 70 sf 13,667 sf

9th Floor 13,737 sf 70 sf 13,667 sf

Total 317,962 sf 114,075 sf 203,887 sf 4.83

Penthouse 2,627 sf 0 sf 2,627 sf 0.06

Unit Mix

Total

Floor 1 3 7 1 - 11

Floor 2 12 8 3 2 25Floor 3 14 3 7 2 26

Floor 4 14 3 7 2 26

Floor 5 14 3 7 2 26

Floor 6 14 3 7 2 26

Floor 7 8 1 7 2 18

Floor 8 4 1 5 2 12

Floor 9 4 1 5 2 12

Total 87 (48%) 30 (16%) 49 (27%) 16 (9%) 182

Unit count includes 10 inclusionary zoning 1 BR units

Unit count includes 6 inclusionary zoning 2 BR units

Total inclusionary zoning units: 16 (9%)

1 BR 1 BR + Den 2 BR 2 BR + Den

Parking Count

Ground 1st Cellar 2nd Cellar 3rd Cellar

Accessible

Spaces- 1 2 -

Van

Spaces- 1 - -

Standard

Spaces- 40 57 57

Compact

Spaces- 21 24 7 52 (25%)

Total

Spaces- 63 83 64

Bicycle

Spaces6 62 - -

1

154

210

68

Total

3

Project Data



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ALLEY

ALLEY

FLORIDAAVENUENE

50250

SCALE 1=50

N

Illustrative Site Plan



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PUBLIC

ALLEY

70'-0"

50 100250

SCALE 1=50

G-10 Site Sections

Section

(east - west)

(north - south)

Section

1

2



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ALLEY

ALLEY

FLORIDAAVENUENE

52.67'

Court and Yard Exhibit



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RAMP UP

N 32 64160

SCALE 1/32=1-0

A-01 Cellar 3



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RAMP UP

N 32160

SCALE 1/32=1-0

Cellar 2



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GARAGE

AIR

EXHAUST

N 32 64160

SCALE 1/32=1-0

A-03 Cellar 1



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12'-0

"SIDEW

ALK

N 32160

SCALE 1/32=1-0

Ground Floor



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ALLEY

ALLEY

FLORIDAAVENUENE

N 32 64160

SCALE 1/32=1-0

NOTE: THE INTERIOR LAYOUTS SHOWN ON THE

BUILDINGS PLANS ARE SCHEMATIC. CHANGES

TO THE LAYOUTS, NOT AFFECTING THE EXTE-

RIOR ENVELOPE OR THE SQUARE FOOTAGE DIS-

TRIBUTION, MAY OCCUR.

A-05 Second Floor

Inclusionary Zoning Unit





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ALLEY

ALLEY

FLORIDAAVENUENE

N 32160

SCALE 1/32=1-0

NOTE: THE INTERIOR LAYOUTS S

BUILDINGS PLANS ARE SCHEMA

TO THE LAYOUTS, NOT AFFECT

RIOR ENVELOPE OR THE SQUAR


Typical Floor (3-6)

Inclusionary Zoning Unit @ 6 th foor

Inclusionary Zoning Unit @ 3rd foor

Inclusionary Zoning Unit @ 6th foor


Inclusionary Zoning Unit @ 5th foor


Inclusionary Zoning Unit @ 3 rd foor



Inclusionary Zoning Unit @ 3 rd foor




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ALLEY

ALLEY

FLORIDAAVENUENE

N 32160

SCALE 1/32=1-0

NOTE: THE INTERIOR LAYOUTS S

BUILDINGS PLANS ARE SCHEMA

TO THE LAYOUTS, NOT AFFECT

RIOR ENVELOPE OR THE SQUAR


Eighth and Ninth Floor



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ALLEY

ALLEY

FLORIDAAVENUENE

N 32160

SCALE 1/32=1-0

Roof



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KITCHEN

BEDROOM

LIVING / DINING

ROOM

DEN

BEDROOM LIVING / DINING

ROOM

KITCHEN

N 8 1640

SCALE 1/8=1-0

Typical 1 Bedroom + DenTypical 1 Bedroom

A-11 Typical Units



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KITCHEN

BEDROOM

BEDROOM

LIVING / DINING

ROOM

DEN

KITCHEN

BEDROOM

BEDROOMLIVING / DINING

ROOM

N 840

SCALE 1/8=1-0

Typical 2 Bedroom Typical 2 Bedroom + Den

Typical Units



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1680

SCALE 1/16=1-0

West Elevation

METAL

BALCONY RAILING

MASONRY

C

METAL PANEL

PLAZAACCENT MASONRY

ARCHITECTURAL EMBLELLIS

EIFS PENTHOUSE



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16 3280

SCALE 1/16=1-0

North ElevationA-15

MASONRY

EIFS PENTHOUSEARCHITECTURAL EMBLELLISHMENT BEYO

LOADINGMETAL BALCONY RAILINGCLEAR GLASS



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16 3280

SCALE 1/16=1-0

Court ElevationA-17

MASONRY

CLEAR GLASS

ACCENT MASONRY

METAL

BALCONY RAILING



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1680

SCALE 1/16=1-0

Court Elevation

MASONRY

CLEAR GLASS

EIFS PENTHOUSE

ACCENT MASONRY



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RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

MECHANICAL

PARKING

PARKING

CLOSEDCOURT

OPEN COURT ANDPOOL

PARKING

RESIDENTIAL

ADJACENT BUILDING

32160

SCALE 1/32=1-0

East-West Building Section



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PARKING

PARKING

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RETAIL

PENTHOUSE

RESIDENTIAL COURT

32160

SCALE 1/32=1-0

North-South Building Section



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8420

SCALE 1/4=1-0

Enlarged ElevationsA-23

ACCENT MASONRY

(1 PROJECTION)

METAL BALCONY RAILING

PRECAST CONCRETE

BASE

PAINTED SLAB EDGE

METAL PANEL

RESIDENTIAL ENTRY

CLEAR GLASS

METAL PANEL

METAL PANEL INFILL

REAIL ENTRY ALONG

FLORIDA AVENUE

PRECAST SILL

RESIDENTIAL COURT

ARCHITECTUAL EMBELLSHMENT

DEFINES THE RESIDENTAIL ENTRY



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Enlarged Elevations

PAINTED SLAB EDGE


CLEAR GLASS

TYPICAL MASONRY

ACCENT MASONRY (1 PROJECTION)

EIFS

METAL PANEL

METAL RAILING

RESIDENTIAL COURT

METAL PANEL INFILL

ACCENT MASONRY (1 PROJECTION)

PAINTED LOUVERS

LARGE STOREFRONT GLASS AT REAIL

DECORATIVE ELEMENTS TO SCREEN

PARKING ENTRANCE/ EXIT

RETAIL PLAZA FOR OUTDOOR CAFE SEATING



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4210

SCALE 1/2=1-0

Enlarged ElevationsA-25

METAL PANEL


PAINTED SLAB EDGE

TYPICAL MASONRY

CLEAR GLASS

PRECAST SILL

ACCENT MASONRY WITH

1 INCH PROJECTION



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West Perspective



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Northwest PerspectiveA-27



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Southeast Perspective



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Aerial Southwest PerspectiveA-29



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Aerial Northeast Perspective



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Shadow StudyA-31

March 21 @ 8 am March 21 @ 12 pm March 21 @ 5 pm

June 21 @ 8 am June 21 @ 12 pm June 21 @ 5 pm



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Shadow Study

September 21 @ 8 am September 21 @ 12 pm September 21 @ 5 pm

December 21 @ 8 am December 21 @ 12 pm December 21 @ 5 pm


EIFS(Exterior Insulation Finish System)


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Material BoardA-33

Glass

Precast Base

Cast Stone

Painted Metal

Metal Panel

EIFS(Exterior Insulation Finish System)

Brick



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30 60150

SCALE 1=30

N

L-101 Site Plan


Campsis radicans

Clematisoverhead trellis

Panicum virgatum 'Heavy Metal'

bubbler fountainfeature

Typical forlength of

Alley

Campsis radicans

Clematis

Liriope

ALLEY PLAN - A


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BOLLARDS, TYP.

Campsis radicans

Pennisetum setaceum 'Rubra'

ADAcontrastingpaver

12"x24" Hanover architecturalconcrete pavers,

color to complement building.2' wide band - 4"x8" Hanover"Prest" coloredconcrete paver,tumbled finish

Quercus bicolor

5' pool 3' pool

ramp

NOTES:1. All streetscape / ROW will comply with

DC / NOMA regulations.2. Streetscape design will be consistent

continuously along the length of theFlorida Avenue property.

3. Site furnishing for plaza to be specified& supplied by commercial tenant.

4. Site furnishings for pool plaza to be

specified by owner.5. All ground cover areas will be

underplanted with seasonal bulbs.

Plaza

Clematis

(7) Verticalplanting screen

Pennisetum 'Hamelin'

(2) Verticalplanting screen

p

Rudbeckia fulgida 'Goldsturm'

Chicago Apache Daylily

Liriope 'Big Blue'

Ilex 'Sky Pencil'

2' wide band - 4"x8" Hanover "Prest"colored concrete paver, tumbled finish

12"x24" Hanover architecturalconcrete pavers,color to complement building.

Nandina

Plant List

Cafe seating,to be supplied bytenant / owner

Liriope

Campsis radicansClematisLiriope

STREETSCAPE & PLAZA PLAN - D

POOL DECK PLAN - B

EASTERN FENCELINE PLAN - C

p

Panicum virgatum 'Heavy Metal'

Campsis radicansRudbeckia fulgida 'Goldsturm'

A

DETAIL SITE LO

20100

SCALE 1=20

N

Planting Plan



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PLANTING NOTES:

1. TILL AND PREPARE SOIL IN ENTIRE PLANTING BED ACCO

SPECIFICATIONS. HAVE SOIL SAMPLES FROM THE PRE

BEDS TESTED TO ENSURE THAT THE CHEMICAL AND ME

PROPERTIES COMPLY WITH THE SPECIFICATIONS. SUPP

COPIES OF THE LAB REPORTS AND OBTAIN APPROVAL

PREPARED SOIL FROM THE LA BEFORE PLANTING.

2. DO NOT DRIVE MACHINERY OVER PREPARED PLANTING

OTHERWISE COMPACT THE SOIL AFTER PREPARATION.

3. THE LA WILL TAG PROPOSED TREES AT THE NURSERY.

4. FOR ALL OTHER PLANT MATERIAL, SUBSTITUTIONS MUS

APPROVED BY THE LA BEFORE THE PLANTS ARE BROUG

SITE.

5. IF DISCREPANCIES BETWEEN THE PLANTING PLAN AND P

OCCUR, THE PLANTING PLAN TAKES PRECEDENCE

NOTES:

1. ALL RACKS AND BASE PLATES SHALL BE HOT-DIP

GALVANIZED BEFORE MOUNTING IN PLACE

2. SEE PLAN FOR LOCATIONS AND LAYOUT

CONCRETE PAVING- TYP.

TYPICAL PLAN

1'-6" 3' 1'-6"

6'

2'

R = 10.2 "

1.90" O.D. STEEL TUBING BIKE RACK,LOCATE AT 36" O.C.

CONCRETE PAVING;

SEE CIVIL DRAWINGS.

SURFACE MOUNT;3

8" DIA. CORROSIVE RESISTANT BOLT.

SECTION

BULB PLANTING

DNOT TO SCALE

BIKE RACK

BNOT TO SCALE

SHRUB PLANTINGC NOT TO SCALE

PERENNIAL PLANTINGE NOT TO SCALE

TREE PLANTINGA NOT TO SCALE

L-103 Details



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Plant Images



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EX.

12

'PUBLIC

ALLEY

FLORIDAAVENUE, NE

SHEET INDEX:

VICINITY MAPSCALE: 1"= 500'

NOTE

30 60150

SCALE 1=30

N

C-101 Existing Conditions Plan



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EX.

12'

PUBLIC

ALLEY

FLORIDAAVENUE, NE

CONTROL PURPOSES ONL

THIS SHEET IS FOREROSION AND SEDIMENTAT

30150

SCALE 1=30

N

Erosion and Sediment Plan


Y

20' PUBLIC ALLEY

SUNKEN PATIO SUNKEN PATIO SUNKEN PATIO SUNKEN PATIO SUNKEN PATIOSUNKEN PATIO SUNKEN PATIO


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20'PUBLICA

LLEY

FLORIDAAVENUE, NE

TWO-WAYTRAFFIC

RESIDENTIAL

ENTRANCE

30 60150

SCALE 1=30

N

C-103 Site Plan



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STORMWATER MANAGEMENT N

RESIDENTIAL

ENTRANCE

30 60150

SCALE 1=30

N

Utility Plan



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SUNKEN PATIO SUNKEN PATIO SUNKEN PATIO SUNKEN PATIO SUNKEN PATIOSUNKEN PATIO SUNKEN PATIO


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FLORIDAAVENUE, NE

RESIDENTIAL

ENTRANCE

30150

SCALE 1=30

N

Circulation Plan



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C-501 Erosion and Sediment Control Details



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65'-11"

30150

SCALE 1=30

N

Loading Access Inbound - 20 ft Truck



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65'-11"

30 60150

SCALE 1=30

N

C-602 Loading Access Outbound - 20 ft Truck


ALLEY


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ALLEY

FLORIDAAVENUENE

BOLLARDS

TYP.

30150

SCALE 1=30

N

Loading Access Inbound - 30 ft Truck


ALLEY


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ALLE

Y

FLORIDAAVENUENE

BOLLARDS

TYP.

30 60150

SCALE 1=30

N

C-604 Loading Access Outbound - 30 ft Truck


50 Florida Avenue NE PUD Submission_Final_4.19_Small File

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