Holy Smokes – Look What Might Be Coming to Columbia Heights around Red Rocks, Literally

Rendering by PGN via Zoning Case Records

ANC Rep Kent Boese reports: “I expect this will be on October agenda for ANC 1A”

The zoning application says:

“The Applicant proposes to raze the existing residential buildings, combine the four lots into a single record lot, and construct a four-story, 26-unit apartment building with cellar level and compliant penthouse on the Property (the “Project”). The height of the Project will rise to no greater than 50 feet as permitted in the MU-4 Zone.

As shown on the Plans at Exhibit C (the “Plans”), the Applicant proposes to create a residential entry at the front of the building along 11th Street NW. Two bays will project four feet into public space along 11th Street NW on each of the four floors. Five units are proposed to be located in the cellar level, five units on the first floor, six units on the second and third floors, and four units on the fourth floor. The penthouse will contain the upper levels of the fourth-floor units. In the rear, another residential entry point is proposed which can be accessed via the pipestem portion of the Property leading from the alley.

Rendering by PGN via Zoning Case Records

Due to the odd shape and constrained nature of the Property, no parking is proposed to be provided on-site. Consequently, zoning relief from Subtitle C § 701.5 is requested, which requires that four parking spaces be provided for the 26 units.1 Note that pursuant to Subtitle C § 702.1(a), the Property is entitled to a 50% reduction in the parking requirement, due to its location less than 0.5 miles from a Metro Station. Therefore, the requirement is decreased from seven to four parking spaces.

Similarly, the odd shape and configuration of the Property also constrains the ability of the Applicant to provide the rear yard setback requirement of 15 feet. Subtitle G § 405.2. Given the front is located along 11th Street NW, the required rear yard would create a 15-foot wide gap along Park Road NW. In an effort to preserve the residential streetwall, the Project proposes to abut the adjacent building to the east at 1030 Park Road NW for a segment of the rear lot line measuring 40.5 feet. Additionally, a rear yard measuring 10 feet in width is provided for more than 50 feet along the rear lot line. As a result, rear yard relief is sought. In the MU zones, rear yard relief must be found to meet the conditions contained in Subtitle G § 1201.1.”