BZA Case Update: 1264 Holbrook Terrace
On April 19th the developer of the property at 1264 Holbrook Terrace, ANC Commissioner 5D02 Keisha Shropshire, and concerned neighbors and citizens representing the Holbrook Terrace Alliance appeared before the Board of Zoning Adjustment (BZA) for a hearing on the proposed development under review (BZA Case 19173). There have been several community meetings about the proposed project and extensive negotiations between the developer and immediate neighbors. The hearing can be viewed on-line at the BZA website. There are two sections to the video. The first is prior to the late arrival of the party status group. The second lengthy section (over two hours) covers the discussion on the project.
(Photo from the BZA website documents)
The project has been significantly revised since it was first proposed and discussed with the neighborhood. After feedback from the Office of Planning and discussions with the community, the developer no longer seeks an 8-unit building but to subdivide the lot into lower density row developments that reflects the character of the street. There are two lots that would then be developed as matter of right development under the R-4 regulations (under 35 ft in height is one of the regulations, for example) and one lot requires relief to have a three-unit building (2,700 sq ft lot).
One item of note in the changes is that in the previous plans for an 8-unit building there would have been 3 inclusionary zoning units, or affordable housing units. With the new plans presented to the BZA on April 19th there will not be inclusionary zoning units as there will be fewer overall units and the developer is looking at three separate buildings instead of one larger building.
Some items requested at the end of the hearing are noted here along with new dates for a continued hearing.
Items requested by the BZA:
- The developer will submit a revised shadow study from the same angle.
- The developer is also to present clearer design plans to show that the project is a conversion to a multi unit dwelling and not a new building.
- They are also to present by right plans so that the community and BZA board can have all information for a clearer understanding of the project and its implications on neighbors. The BZA board noted that the community cannot get everything they want and if a matter of right building is constructed on the space there will likely be greater adverse impact on the community and immediate neighbors. They also noted that the neighbors will not be involved in the process nor consulted if a by right construction happens.
- Side elevations of the existing property and proposed building was also requested.
- The neighbors have been asked as a community to list and prioritize what the top priorities are for the development and to work with the developer to come up with a scenario that all can agree with or live with going forward. This list is to be shared with the developer and the BZA Board.
- Photographs that can be uploaded onto the website to show neighborhood character and existing buildings was also requested.
New dates for the continued hearing are:
May 5: The community priorities would need to be submitted to the BZA
May 10: Materials from the developer in response to the priorities would need to be submitted to the BZA
May 13: Any community responses on the new drawings would need to be submitted to the BZA
May 17: The continued hearing before the BZA
TNA will post news we have of any additional meetings leading up to the next hearing date. We hope that everyone keeps informed and stays involved in developments in our community.