901 monroe street response to brookland avenue

8/4/2019 901 Monroe Street Response to Brookland Avenue

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C-2-B Zone District is Appropriate for the Colonel Brooks Site and

Allows for a PUD Project that Contributes to the Continued Revitalization of the

Brookland Community

On July 25, 2011, the District of Columbia Zoning Commission voted 5-0 to set-down for

a public hearing the Planned Unit Development (PUD) and Zoning Map Amendment application

(ZC Case No. 10-28) of 901 Monroe Street, LLC. The 901 Monroe PUD project seeks the

rezoning of the property from the C-1 and R-2 Zone Districts to the C-2-B Zone District. The

Zoning Commissions decision to schedule a hearing on the project and the proposed C-2-B

Zone District was fully supported by the D.C. Office of Planning.

Merits of the 901 Monroe PUD Project

The 901 Monroe PUD project fully achieves the goals outlined in the Brookland/CUA

Metro Station Small Area Plans Guiding Principles and Framework Plan for the Monroe Street

Sub-Area. Specifically, the proposed ground floor neighborhood-serving retail uses, with

residential uses above, will help create the Main Street that the Small Area Plan envisions for

Monroe Street and exemplifies all of the attributes of transit-oriented development. In addition,

the proposed treatment of the streetscape along Monroe Street (with dedicated areas for tree

planting, an enlarged sidewalk due to the setback of the entire building, and a caf zone) is

entirely consistent with the Green Space, Open Space and Environment Guiding Principle

enumerated in the Small Area Plan.

East of the WMATA/CSX train tracks, general building heights of 50 feet and setbacks

above 50 feet are noted in the Small Area Plan, and we believe that the proposed use of urban

design techniques in this project are consistent with the Small Area Plans ultimate goals for

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development along Monroe Street. Although not required, the entire building will be set back 15

feet from the property line, allowing for a vibrant, broad, tree-lined streetscape. The further

setback at the sixth level, 50 feet up, and change in material and design, reduces the overall sense

of massing as well. The visual impact of the proposed building with these two setbacks is less

than the visual impact of a 50 foot building constructed all the way out to the property line along

Monroe, 9th, 10th and Lawrence Streets.

The 901 Monroe PUD (with an FAR of 3.28, which is not permitted in the C-2-A Zone

District) provides the following:

o

a superior level of architectural character and quality

o an enlivened Monroe Street streetscape

o appropriate massing, height and transitions to adjacent properties

o a significant and focused amenities and benefits package that will enhance life in

the Brookland neighborhood.

We would not be able to deliver a project of this quality, with this level of benefits and

amenities to the community, if we were limited to a C-2-A project. The C-2-B Zone District for

this project will only allow a maximum building height of 61 feet and a maximum FAR of 3.28.

It is not possible for this project, after approval, to change to a 90 foot tall building with an FAR

of 6.0. The PUD-related Zoning Map Amendment process does not allow for this.

The 901 Monroe Development Team - Horning Brothers, Menkiti Group, Jim Steigman-

is aware of the concerns that have been raised by some members of the Brookland community

about the potential precedent that could result if this PUD is approved. The crux of this

precedent argument is that some future developer will be able to point to this case as the basis

for approval of another C-2-B Zone District around the Brookland/CUA Metro Station. The

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flaw in this argument is that the Zoning Commission has clearly and consistently stated that

PUD-related Zoning Map Amendment applications are treated differently than stand alone

Zoning Map Amendment applications. Moreover, the Zoning Commission has unequivocally

stated that each PUD and related zoning application is evaluated on its own merit.

C-2-B Does Not Set A Precedent

In 2009, the Zoning Commission approved Case No. 08-27A (a PUD and Zoning Map

Amendment application involving the American Institute of Architects (AIA) Office Building

and the adjacent historic Octagon House, located at the intersection of 18

th

Street and New York

Avenue, NW). In that case, the Zoning Commission clearly articulated its position on the

precedential nature of approving PUD-related map amendments.

12. The Commission does not agree that its grant of the PUD-related map amendmentwill lead to an undesirable precedent or to multiple upzoning requests in the area.Each PUD and related map amendment presented to the Commission is

evaluated on its own merit. (Emphasis added. ZC Order No. 08-27A, p. 13;effective July 17, 2009.)

The Zoning Commissions approval of the C-2-B Zone District for our PUD project will,

therefore, not allow some future developer to obtain approval of a C-2-B Zone District for some

other property in the Brookland community merely by invoking the approval of this application.

It is important to note that the Zoning Commission recently approved the development of

the South Campus of The Catholic University of America. That project includes the vast

majority of Monroe Street frontage from Michigan Avenue to the WMATA/CSX train tracks.

The Colonel Brooks property is the only development opportunity of significant size along

Monroe Street between the train tracks and 12th Street that can achieve the Small Area Plans

goals for development east of the train tracks. Appropriate development on the Colonel Brooks

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site is critical to achieving the connectivity that the Small Area Plan calls for along Monroe

Street from Michigan Avenue to 12th Street and Brooklands historic business district.

Moreover, there is very limited opportunity for another PUD and zoning change in the Monroe

Street Sub-Area given the institutional land uses located on both sides of Monroe Street between

the train tracks and 12th Street, NE.

We appreciate the opportunity to present our thoughts on this issue and look forward to

further dialogue with the Brookland community about the benefits and amenities of the 901

Monroe Street project. If you have any questions, please call Mark Rengel with The Menkiti

Group at (202) 285-8842 or visit our website: 901Monroe.com.

The 901 Monroe Development Team

Horning Brothers/Menkiti Group/Jim Steigman

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901 monroe street response to brookland avenue

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