1200 19th Street, NW Washington, DC 20036 202.912.4800 800.540.1355 202.861.1905 Fax cozen.com December 1, 2020 Meridith H. Moldenhauer Direct Phone 202-747-0763 Direct Fax 202-683-9389 [email protected]Frederick L. Hill, Chairperson Board of Zoning Adjustment 441 4th Street, NW, Suite 200S Washington, DC 20010 Re: BZA Case No. 20341 Applicant’s Prehearing Statement Chairperson Hill and Honorable Members of the Board: On behalf of Applicant 4527 Georgia Ave LLC please find enclosed the Prehearing Statement for the above-referenced case. We look forward to presenting the application to the Board of Zoning Adjustment on December 23, 2020. Thank you for your attention to this matter. Sincerely, COZEN O’CONNOR BY: MERIDITH MOLDENHAUER Board of Zoning Adjustment District of Columbia CASE NO.20341 EXHIBIT NO.33
Frederick L. Hill, Chairperson Board of Zoning Adjustment 441 4th Street, NW, Suite 200S Washington, DC 20010
Re: BZA Case No. 20341 Applicant’s Prehearing Statement
Chairperson Hill and Honorable Members of the Board: On behalf of Applicant 4527 Georgia Ave LLC please find enclosed the Prehearing
Statement for the above-referenced case. We look forward to presenting the application to the Board of Zoning Adjustment on December 23, 2020.
Thank you for your attention to this matter.
Sincerely,
COZEN O’CONNOR
BY: MERIDITH MOLDENHAUER
Board of Zoning Adjustment
District of ColumbiaCASE NO.20341EXHIBIT NO.33
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CERTIFICATE OF SERVICE I hereby certify that on this 1st day of December, 2020 a copy of the foregoing Prehearing Statement was served, via electronic mail, on the following: District of Columbia Office of Planning c/o Matthew R. Jesick 1100 4th Street SW, Suite E650 Washington, DC 20024 [email protected] Advisory Neighborhood Commission 5B c/o Henri Makembe [email protected]
Meridith Moldenhauer
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BEFORE THE DISTRICT OF COLUMBIA BOARD OF ZONING ADJUSTMENT
APPLICATION OF BZA CASE NO. 20341 4527 GEORGIA AVE LLC
APPLICANT’S PREHEARING STATEMENT
I. EXECUTIVE SUMMARY AND NATURE OF RELIEF SOUGHT
This Prehearing Statement is submitted on behalf of the Applicant, 4527 Georgia Ave LLC
(the “Applicant”), the owner of the property located at 1544 Rhode Island Avenue, NE (Square
4021, Lot 0015) (the “Property”), in support of its application for special exception relief from the
requirements for vehicular parking under Subtitle C § 701.5 in connection with the construction
of a new residential apartment building in the MU-4 Zone.
II. UPDATED ARCHITECTURAL PLANS
Since filing the initial application, the Applicant has updated the architectural plans to
better reflect the initial application, with three (3) physical parking spaces, two (2) of which are to
be used for car-sharing purposes and one (1) handicap parking space (the “Project”). A copy of
the updated architectural plans (the “Updated Plans”) are in the record at Ex. 32 and attached at
Tab A. The Project design remains substantially similar to that proposed in the initial application;
the Updated Plans are intended to clarify the approach to parking at the Project as discussed with
the Office of Planning.
The Updated Plans show the new location of the three (3) physical parking spaces and
properly labels them for use as two (2) electric car and car-share spaces and one (1) handicap
parking space. The original plans only labeled them as two (2) electric car spaces, the Updated
Plans clearly show the intended use of these spaces as car share spaces and therefore the car-share
spaces collectively constitute six (6) spaces pursuant to Subtitle B § 708.2. The Applicant seeks
relief for eight parking spaces under special exception relief pursuant to Subtitle X §901.2
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III. COMMUNITY OUTREACH
The Applicant first reached out to schedule a meeting with ANC 5B (the “ANC”) on
August 12, 2020 to request an appearance before the ANC at its September meeting. ANC 5B
responded on September 2 and declined to schedule the Applicant for its September meeting due
to a lack of letters of support from near neighbors. Letters of support were provided prior to the
scheduled meeting of ANC 5B in October, but ANC 5B did not place the Applicant on its schedule.
However, during the October 28th meeting1 Single Member District ANC Commissioner described
the back and forth with Applicant’s counsel and the project and followed up with an e-mail stating
that the application would be on the agenda for the next meeting. ANC 5B has been made aware
of the upcoming appearance before the Board of Zoning Adjustment and has not yet informed the
Applicant of any meeting to be held prior to that date, but if one is scheduled, the Applicant looks
forward to presenting before ANC 5B.
As referenced above, despite the difficulty of community outreaching during COVID-19,
the Applicant has engaged in community outreach and obtained letters of support for the Project
from neighbors at: (i) 1509 Rhode Avenue, NE, (ii) 1515 Rhode Island Avenue, NE and (iii) 1522
Rhode Island Avenue, NE. The letters are in the record at Exhibits 28-30 and are attached as Tab
B.
IV. CONCLUSION
For the reasons stated above, and for the reasons enumerated in the Applicant’s prior filings
as well as the reasons discussed at the Board’s hearing, the Applicant submits that the application
meets the requirements for special exception relief. Accordingly, the Applicant respectfully
requests that the Board approve the application on December 23, 2020.
1 Applicant and Applicant’s counsel attended the entirety of the October, 2020 Zoom meeting hosted by ANC 5B.
I AM RESPONSIBLE FOR DETERMINING THAT THE ARCHITECTURAL DESIGNS INCLUDED IN THIS APPLICATION ARE IN COMPLIANCE WITH ALL LAWS AND REGULATIONS OF THE DISTRICT OF COLUMBIA. I HAVE PERSONALLY PREPARED, OR DIRECTLY SUPERVISED THE DEVELOPMENT OF, ARCHITECTURAL DESIGNS INCLUDED IN THIS APPLICATION, WITH MY SEAL.
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ARCHITECTURAL DRAWING: A100_COVER SHEET A200_CELLAR FLOOR PLAN A201_FIRST FLOOR PLAN A202_SECOND FLOOR PLAN A203_THIRD & FOURTH FLOOR PLAN A204_PENTHOUSE LEVEL/FIFTH FLOOR PLAN A205_ROOF PLAN A301_BUILDING ELEVATIONS, UNIT AREA CALCS -BUILDING PLATBUILDING PLAT
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EXISTING STRUCTURE WILL BE RAZED, APPLICATION TO RAZE IS OBTAINED.
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A 3 HR RATED PODIUM SLAB ON 1st FLOOR, AND 4 STORIES OF TYPE VA CONSTRUCTION ON TOP.
RHODE ISLAND AVE, NE
+172.00
(DATUM +172.20)
+6.525
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C
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D
PROPOSED GRADE +174.50(EXISTING GRADE +172.30)
A
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173.9
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184.5
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187.3
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186.6
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FOR UNDERPINNING OF EXIST NEIGHBOR'S PARTY WALL, SEE STRUCTURAL DWGS
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18 BICYCLE SPACES.
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(4 VERT & 14 HORZ BIKES)
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STORAGE W GALV FENCE AND LOCAKBLE GATE
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3
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STAIR A
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ELEVATOR
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GENERATOR
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SUMP/PUMP
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BAR
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the property of of the Architect
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This drawing, as an instrument
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published, or used in any way
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of the U.S copyrighting laws.
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of service, is and shall remain
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I AM RESPONSIBLE FOR DETERMINING THAT THE ARCHITECTURAL DESIGNS INCLUDED IN THIS APPLICATION ARE IN COMPLIANCE WITH ALL LAWS AND REGULATIONS OF THE DISTRICT OF COLUMBIA. I HAVE PERSONALLY PREPARED, OR DIRECTLY SUPERVISED THE DEVELOPMENT OF, ARCHITECTURAL DESIGNS INCLUDED IN THIS APPLICATION, WITH MY SEAL.
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B
UPDN
D
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BHMP +171.20
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TOW +175.0
PROPOSED GRADE +173.50+175.5
TOW - V A R I E S
D
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2
STANDARD 9'x19'
1
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ELECT CAR PARKING
PARKING
ROOM
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3
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2 HR RATED WALL ON LINE W R20 INSULATION
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ROLL-UP GATE
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PORTION OF EXISTING RETAINING WALL TO BE DEMOLISHED ONCE NEW WALL IS BUILT
I AM RESPONSIBLE FOR DETERMINING THAT THE ARCHITECTURAL DESIGNS INCLUDED IN THIS APPLICATION ARE IN COMPLIANCE WITH ALL LAWS AND REGULATIONS OF THE DISTRICT OF COLUMBIA. I HAVE PERSONALLY PREPARED, OR DIRECTLY SUPERVISED THE DEVELOPMENT OF, ARCHITECTURAL DESIGNS INCLUDED IN THIS APPLICATION, WITH MY SEAL.
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AREA FOR BIO-RETENTION POND
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EXIST. GRADE +185.00 (APPROX) TO BE RETAINED
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NOTE:ALL SHAFTS, STAIR ALL SHAFTS, STAIR ENCLOSURES, SHALL BE 2 HR RATED ABOVE PODIUM SLAB AS TYPE VA CONSTRUCTION.
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SCALE: 1/8" = 1'-0"
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the property of of the Architect
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Architect. This is a copyrighted
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This drawing, as an instrument
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published, or used in any way
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of the U.S copyrighting laws.
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of service, is and shall remain
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and shall not be reproduced,
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without the permission of the
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document under the protection
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I AM RESPONSIBLE FOR DETERMINING THAT THE ARCHITECTURAL DESIGNS INCLUDED IN THIS APPLICATION ARE IN COMPLIANCE WITH ALL LAWS AND REGULATIONS OF THE DISTRICT OF COLUMBIA. I HAVE PERSONALLY PREPARED, OR DIRECTLY SUPERVISED THE DEVELOPMENT OF, ARCHITECTURAL DESIGNS INCLUDED IN THIS APPLICATION, WITH MY SEAL.
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UNIT 301
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UNIT 309 UNIT 308 UNIT 307UNIT 311
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(NOTE: FOURTH FLOOR UNIT NUMBERS ARE - UNIT 401, 402 ETC & SEE ELEV FOR BLDG MATERIAL)
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the property of of the Architect
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Architect. This is a copyrighted
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This drawing, as an instrument
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published, or used in any way
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of the U.S copyrighting laws.
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of service, is and shall remain
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and shall not be reproduced,
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without the permission of the
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document under the protection
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I AM RESPONSIBLE FOR DETERMINING THAT THE ARCHITECTURAL DESIGNS INCLUDED IN THIS APPLICATION ARE IN COMPLIANCE WITH ALL LAWS AND REGULATIONS OF THE DISTRICT OF COLUMBIA. I HAVE PERSONALLY PREPARED, OR DIRECTLY SUPERVISED THE DEVELOPMENT OF, ARCHITECTURAL DESIGNS INCLUDED IN THIS APPLICATION, WITH MY SEAL.
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, N.E
.
WA
SHIN
GTO
N D
C 2
0018
JULY 28, 2020
SET - xxxx
FLOOR PLANS REVISED 09.08.20
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METAL DOWNSPOUT COLLECTOR & DS, TYP
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C2
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C2
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C1
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ROOF SLOPE TO DOWNSPOUT COLLECTOR & DS, TYP
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40a
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T
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16
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5
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5
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5
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5
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5
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17w
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16
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5
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17w
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40a
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12a
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12a
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12a
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12a
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12a
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12a
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12a
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12a
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LIGHT WELL
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LIGHT WELL
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LIGHT WELL
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LIGHT WELL
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LIGHT WELL
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LIGHT WELL
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6'x8'
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6'x8'
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BEDROOM
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BEDROOM
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BEDROOM
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BEDROOM
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BEDROOM
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BEDROOM
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BEDROOM
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SCALE: 1/8" = 1'-0"
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the property of of the Architect
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Architect. This is a copyrighted
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This drawing, as an instrument
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published, or used in any way
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of the U.S copyrighting laws.
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of service, is and shall remain
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and shall not be reproduced,
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without the permission of the
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document under the protection
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I AM RESPONSIBLE FOR DETERMINING THAT THE ARCHITECTURAL DESIGNS INCLUDED IN THIS APPLICATION ARE IN COMPLIANCE WITH ALL LAWS AND REGULATIONS OF THE DISTRICT OF COLUMBIA. I HAVE PERSONALLY PREPARED, OR DIRECTLY SUPERVISED THE DEVELOPMENT OF, ARCHITECTURAL DESIGNS INCLUDED IN THIS APPLICATION, WITH MY SEAL.
1
6
t
h
S
T
R
E
E
T
,
N
.
E
.RHODE ISLAND AVE, NE
REAR YARD
T E R R A C E
R O O F
BELOW
T E R R A C E
BELOW
T E R R A C E
BELOW
T E R R A C E
BELOW
C
BA
B
A
A2.051 ROOF PLAN
RO
OF
PLA
N
CHECKED
JOB NO.
DATE
DRAWN
REVISIONS
SHEET OF
DRAWING
A.xxxxxxxSCALEAS NOTED
APA
RTM
ENTS
: 154
4 R
HO
DE
ISLA
ND
, N.E
.
WA
SHIN
GTO
N D
C 2
0018
JULY 28, 2020
SET - xxxx
FLOOR PLANS REVISED 09.08.20
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T
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MOUNT ALL CONDENSERS ON ISOLATION PADS TO ACHIEVE IIC & STC 50, TYP
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42" HIGH PARAPET, TYP
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METAL DOWNSPOUT COLLECTOR & DS, TYP
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ROOF HATCH W LADDER FOR ROOF ACCESS
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ELEVATOR HOISTWAY REFER TO ELEVATOR MANUF SPECS
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NO ROOF ACCESS THRU THIS STAIR
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GENERATOR EXHAUST
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VARIOUS EXHAUST SHAFTS, SEE MEP
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GARAGE EXHAUST, SEE MEP
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RIGID INSULATION SHALL BE SCREWED ALONG ALL EXPOSED WALLS
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LIGHT WELL
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OPENING
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LIGHT WELL
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OPENING
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W TRELLIS
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W TRELLIS
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SCALE: 1/4" = 1'-0"
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the property of of the Architect
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Architect. This is a copyrighted
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This drawing, as an instrument
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published, or used in any way
AutoCAD SHX Text
of the U.S copyrighting laws.
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of service, is and shall remain
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and shall not be reproduced,
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without the permission of the
AutoCAD SHX Text
document under the protection
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I AM RESPONSIBLE FOR DETERMINING THAT THE ARCHITECTURAL DESIGNS INCLUDED IN THIS APPLICATION ARE IN COMPLIANCE WITH ALL LAWS AND REGULATIONS OF THE DISTRICT OF COLUMBIA. I HAVE PERSONALLY PREPARED, OR DIRECTLY SUPERVISED THE DEVELOPMENT OF, ARCHITECTURAL DESIGNS INCLUDED IN THIS APPLICATION, WITH MY SEAL.
BA
1544 RHODE ISLAND AVENUE NE - CELLAR + 5 STORIES - UNIT CONFIGURATIONS - 11/17/20
CELLAR
A1h 680 sft 1 2 2
1st
C1b 1115 sft 1
B1 925 sft 1 1
TOTAL 3
C1 1129 sft 1 1 1
2nd 3rd 4th 5th
C3h 1092 sft 1
6
C2 1172 sft 1 1 1
A2 719 sft - 1 1 1
A3 650 sft 1 1 1
11 11 11 48
B3 904 sft 1
B4 904 sft 1
B6 697 sft 1
B7 732 sft 1
6
TOTAL
5
3
3
-2
1
1
1
1
1
3
3
DETAIL
1B+D
1B
1B+D
2B
2B
2B
1B
1B
3B
3B
3B
3B
PARKING SPACES:
AREA
A1 680 sft 1 4 4 6
162B
ACC. ACCESSIBLE
B1m 925 sft 1
12BACCESSIBLE
ACCESSIBLE UNITS REQUIRED - 48 UNITSx15% = 7.20 UNITS, PROVIDED = 8 UNITS
402 - IZ UNIT. 307,308,309.310, 403,407,408,409,410
202, 203, 302, 303
206, 306, 406
211, 311, 411
304, 404
204
506
502
503
501
201, 301, 401
205, 305, 405
UNIT MIXES: 1 BED = 3 UNITS = 6.0%, 1 BED+DEN = 1 UNITS = 2.00%, 2 BED = 32 UNITS = 65.3%
SEE COVER SHEET
B4m 628 sft 1
11B
590 sft
505
E4 742 sft 1
11B
690 sft
504
2 BED+DEN = 1 = 2.10%, 3 BED = 10 UNITS = 20.4%, 5 BED = 2 UNITS = 4%
ACCESSIBLE
1
C5h 1440 sft
1
3B 1600 sft
C-104
1 ACCESSIBLE
A5 1340 sft 1 1
C4h 1092 sft 1
3B1033 sft
103ACCESSIBLE
1
4B
2
1
C102, 105
A3.01
1 SOUTH ELEVATION FROM RHODE ISLAND
BU
ILD
ING
ELE
VA
TIO
N
2 NORTH ELEVATION FROM RAMP
CHECKED
JOB NO.
DATE
DRAWN
REVISIONS
SHEET OF
DRAWING
A.xxxxxxxSCALEAS NOTED
APA
RTM
ENTS
: 154
4 R
HO
DE
ISLA
ND
, N.E
.
WA
SHIN
GTO
N D
C 2
0018
JULY 28, 2020
SET - xxxx
FLOOR PLANS REVISED 09.08.20
3 UNIT AREA CONFIGURATIONS
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EXIST. GRADE
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PRE-FINISHED METAL CANOPY
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EGRESS DOOR
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CONCRETE RET WALL
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4th FLOOR LEVEL
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4th FLOOR LEVEL
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FIRST FLOOR 175'.6"
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SECOND FLOOR 187'.6"
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THIRD FLOOR 197'.5"
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FOURTH FLOOR 207.4"
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PENTHOUSE/FIFTH FLOOR 217'.9"
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TERRACE FLOOR 217'.3"
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ROOF 227.8"
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EXISTING GRADE 171.50'
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PARAPET 231.6"
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GARAGE FLOOR 165'.7"
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TOP OF RET WALL SHALL BE MIN 6" ABOVE GRADE
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18" H PTD METAL GUARD RAIL OVER 24" CONCRETE RET WALL, TYP
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FIBRE CEMENT BD, TYP
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FIBRE CEMENT BD, TYP
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DOUBLE-HUNG VINYL OR FIBREGLASS WINDOWS, TYP
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PARAPET 221.0"
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VINYL OR FIBREGLASS WINDOWS, TYP
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METALLIC COVER OR PTD. FIBRE-CEMENT BD, TYP
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FIBRE-CEMENT SIDING, TYP
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LOBBY FLOOR 173.2'
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BHMP +171.20'
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W1
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W1
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W2
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W2a
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W4
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W4
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W1
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W1
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W1
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W1
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W2
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W2
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W2
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W2
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W6
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V1
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W6
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V1
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W1
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W1
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W1
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W1
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W1
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W1
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W1
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W5
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W5
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W7
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V1
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FIBRE-CEMENT PATTERN, TYP
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FRONT ENTRANCE
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4th FLOOR LEVEL
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FIRST FLOOR 175'.6"
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SECOND FLOOR 187'.6"
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THIRD FLOOR 197'.5"
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FOURTH FLOOR 207.4"
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PENTHOUSE/FIFTH FLOOR 217'.9"
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TERRACE FLOOR 217'.3"
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ROOF 227.8"
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EXISTING GRADE 172.10'
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PARAPET 231.6"
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CELLAR FLOOR 165'.7"
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FIBRE CEMENT BD, TYP
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DOUBLE-HUNG VINYL OR FIBREGLASS WINDOWS, TYP
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PARAPET 221.0"
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173.0
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@ SIDE WALK
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VINYL OR FIBREGLASS WINDOWS, TYP
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BRICK VENEER
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PENTHOUSE/FIFTH FLOOR 217'.9"
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TERRACE FLOOR 217'.3"
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ROOF 227.8"
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PARAPET 231.6"
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PARAPET 221.0"
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FIBRE CEMENT SIDING
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BALCONY/DECK, TYP
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6'6" WIDE FIBREGLASS ACCESSIBLE SLIDER, TYP
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BALCONY/DECK, TYP
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FIBRE CEMENT SIDING
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FIRST FLOOR 175'.6"
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SECOND FLOOR 187'.6"
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THIRD FLOOR 197'.5"
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FOURTH FLOOR 207.4"
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GARAGE FLOOR 165'.7"
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4th FLOOR LEVEL
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ROLL-UP GATE
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42" H GUARD RAIL, PTD, TYP.
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S1
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S1
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FIBRE-CEMENT SIDING, TYP
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METALLIC COVER OR PTD. FIBRE-CEMENT BD, TYP
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FIBRE-CEMENT SIDING, TYP
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FIBRE-CEMENT PATTERN, TYP
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FIBRE CEMENT BD, TYP
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ROLL-UP GATE
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ROLL-UP GATE
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SCALE: 1/8" = 1'-0"
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SCALE: 1/8" = 1'-0"
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the property of of the Architect
AutoCAD SHX Text
Architect. This is a copyrighted
AutoCAD SHX Text
This drawing, as an instrument
AutoCAD SHX Text
published, or used in any way
AutoCAD SHX Text
of the U.S copyrighting laws.
AutoCAD SHX Text
of service, is and shall remain
AutoCAD SHX Text
and shall not be reproduced,
AutoCAD SHX Text
without the permission of the
AutoCAD SHX Text
document under the protection
AutoCAD SHX Text
I AM RESPONSIBLE FOR DETERMINING THAT THE ARCHITECTURAL DESIGNS INCLUDED IN THIS APPLICATION ARE IN COMPLIANCE WITH ALL LAWS AND REGULATIONS OF THE DISTRICT OF COLUMBIA. I HAVE PERSONALLY PREPARED, OR DIRECTLY SUPERVISED THE DEVELOPMENT OF, ARCHITECTURAL DESIGNS INCLUDED IN THIS APPLICATION, WITH MY SEAL.