202.942.5000 ARNOLD & PORTER 202.942.5999 Fax 555 Twelfth Street, NW Washington, DC 20004-1206
July 17, 2001
Ms. Carol Mitten, Chair District of Columbia Zoning Commission 441 4th Street, N.W. Suite 210 Washington, D.C. 20001
Re: Pre-Hearing Submission Zoning Commission Case No. Ol-12C Nehemiah Homes at Fort Dupont Planned Unit Development
Dear Ms. Mitten and Members of the Commission:
Pursuant to§ 3013 of the Rules of Practice and Procedure before the Zoning Commission, we are herewith submitting twenty (20) copies of the Pre-Hearing Submission on behalf of the applicant in the above-referenced case. This information includes the following items:
1. Twenty (20) copies of the original application booklet, modified in part to reflect more refined plans.
2. A list of witnesses who will testify at the public hearing, a summary of their testimony, and an estimate of the time required for the applicant's presentation.
3. Additional reports and plans, including:
• Architectural Plans by Heffner Architects
• Revised Site Plan by Ben Dyer and Associates
• Traffic Impact Analysis Study by O.R. George & Associates, Inc.
4. Twenty (20) copies ofreduced plans and two (2) sets of full-size plans
5. As to the requirement in§ 3013.3 to name the property owners in the ~ase of a map amendment, no rezoning is proposed in this application. ZONING COMMISSION
6. Certification pursuant to § 3013.7: ZONING COMMISSION District of Columbia
Case No. 01-12 ZONING COMMISSION Washington, DC New York Los Angeles Century City Denver London NorthernDistrict Virginia of Columbia CASE NO.01-12 EXHIBITDeletedEXHIBIT NO.16A1 NO.16 Ms. Carol Mitten D.C. Zoning Commission July 17, 2001 Page 2
We hereby certify that all of the requirements of§ 3013 have been complied with in this submission.
7. A list of all property owners within 200 feet of the subject property is on the following page.
Sincerely, ARNOLD & PORTER
<::...,AC, Cynthia A~ano Y)? A,~1 Nathan W. Gross, AICP
Enclosures cc: David McGettigan, Office of Planning PROPERTY OWNERS WITHIN 200 FEET OF SUBJECT PROPERTY
Constance B. Thompson 4560 Texas Avenue, S.E. Washington, D.C. 20019
Janice Anita Vailes 3320 D Street, S.E. Washington, D.C. 20019
Sheila M.Carson-Carr 515 46th Street, S.E. Washington, D.C. 20019
Karen M. Settles 234 3ih Street, S.E. Washington, D.C. 20019
Rodney L. Newman 3333 Croffut Place, S.E. Washington, D.C. 20019
U.S. Department of Housing and Urban Development 451 ih Street, S.W. Washington, D.C. 20024
National Park Service Regional Headquarters 1100 Ohio Drive, S.W. Washington, D.C. 20024 NEHEMIAH HOMES AT FORT DUPONT
PRE-HEARING STATEMENT IN SUPPORT OF THE APPLICATION TO THE
DISTRICT OF COLUMBIA ZONING COMMISSION
FORA
CONSOLIDATED PLANNED UNIT DEVELOPMENT
ZONING COMMISSION CASE NO. 01-12C
Application of: WIN/Enterprise Fort Dupont Nehemiah Homes, Inc. 1226 Vermont Avenue, N.W. Washington, D.C. 20005
By: Arnold & Porter Cynthia A. Giordano Nate Gross
July 17, 2001 NEHEMIAH HOMES AT FORT DUPONT PLANNED UNIT DEVELOPMENT
Project Team
APPLICANT: WIN/Enterprise Fort Dupont Nehemiah Homes, Inc.
PROPERTY OWNER: District of Columbia Housing Authority
RESIDENTS ADVISORY GROUP Fort Dupont Dwellings and AND CO-APPLICANT Additions Resident Council
PLANNING AND ARCHITECTURE Design Collective, Inc. Baltimore, MD
LDR International, Inc. Columbia, MD
Heffner Architects Alexandria, Virginia
CIVIL ENGINEER Ben Dyer and Associates, Inc. Mitchellville, MD
GEOTECHNICAL ENGINEER Hardin-Kight Associates, Inc. Glen Burnie, MD
TRANSPORTATION CONSULTANT O.R. George and Associates Silver Spring, MD
LAND USE COUNSEL Arnold & Porter Washington, D.C. TABLE OF CONTENTS
Compliance with Consolidated PUD Requirements 1-11
List of Witnesses and Time Estimate for Presentation of Case lll
Summary of Testimony of Witnesses IV-Vlll
CHAPTER I INTRODUCTION 1
A. BACKGROUND AND PROJECT DESCRIPTION 1 B. PUD SITE ZONING 3 C. THE APPLICANT 4 D. THE SURROUNDING NEIGHBORHOOD 4 E. TAB ULATION OF DEVELOPMENT DATA 6
CHAPTER II PUD EVALUATION STANDARDS 7
A. PUBLIC BENEFITS AND PROJECT AMENITIES 7
1. Housing and Affordable Housing 2. Urban Design, Architecture, Open Spaces, Site Planning 3. Environmental Benefits 4. Efficient and Safe Vehicular Access
B. CONSISTENCY WITH THE COMPREHENSIVE PLAN 11
1. Compliance with Major Themes 2. Compliance with Major Plan Elements A. Housing Element B. Land Use Element C. Environmental Protection Element
CHAPTER III CONCLUSION 15
EXHIBITS
Site Location and Zoning Map Exhibit A Notice oflntent to File a PUD, Certificate of Notice, Application Exhibit B
SITE PLANS Exhibit C
Site Plan, Landscape Plan, Utilities, Sediment Control Plan, Slope Analysis Plan
ARCHITECTURAL PLANS Exhibit D
Sections, Elevations, Floor Plans
TRAFFIC IMPACT ANALYSIS Exhibit E COMPLIANCE WITH CONSOLIDATED PUD REQUIREMENTS
1. Area Requirement:
The project site of 17.55 acres (20.73 acres including roads) easily complies with the minimum area requirement of two (2) acres for a PUD in the R-5-A District.
2. Notice:
The Certificate of Notice herein states that land use counsel, as agents for the Applicant, mailed a Notice oflntent to File a Zoning Application dated April 24, 2001 to owners of property within 200 feet of the project perimeter and to the Advisory Neighborhood Commission (7 A) in which the subject property is located, as required by Section 2405.7 of the Zoning Regulations.
3. Filing Requirements:
A. First Stage(§ 2406.11):
Requirement Page or Figure Number
Completed Application Form 111
Map showing location of project and zoning Exhibit A
Statement of Purposes and Objectives
How the project meets PUD Evaluation Standards 7- 14
General site, landscape and development plan Plans, C-1, C-2
Tabulation of development data 6
Circulation plan Plans, C-1
Landscaping plan Plans, C-2
Existing topography Plans, C-6
Estimated quantities of water and sewer demand 6 i.
B. Second Stage (§ 2406.12):
Application form 111
Detailed statement of uses 1-7
Detailed site plan Plans, C-1
Detailed landscaping and grading plan Plans, C-2
Typical floor plans, sections and elevations Attachments
Detailed circulation plan Plans, C-1 11. LIST OF WITNESSES AND ESTIMATE OF TIME REQUIRED TO PRESENT CASE
Witnesses:
Raymond Nix, Executive Director, Enterprise Homes, Inc. Ben Contee and John More, Washington Interfaith Network Kevin Caillowet, Ben Dyer & Associates, Civil Engineer Heffner Architects Nate Gross, Arnold & Porter, City Planner 0 .R. George, 0 .R. George & Associates, Transportation Consultant
Estimated Time Required to Present Case:: 1.5 to 2.0 hours IV.
Summary of Testimony of Raymond Nix, Executive Director, Enterprise Homes, Inc.
Ben Contee, President of the Board, and John More, Executive Director Washington Interfaith Network
I. Enterprise Homes, Inc. and Nehemiah Homes at Fort Dupont Partnership
II. Title and Responsibilities
III. Project Background
IV. PUD Development Planning, Financing Sources and Timetable
V. Community Involvement in PUD Planning v.
Summary of Testimony of James Heffner or James Bryan Heffner Architects
I. Architectural Firm
A. Introduction B. Experience with Similar Projects
II. Site Location and Description
III. Review of Plans for the PUD
IV. Building Materials
V. Review of Necessary Areas of Flexibility for the Project Vl.
Summary of Testimony of Kevin Caillowet, Civil Engineer Ben Dyer and Associates
I. Engineering Firm
A. Introduction B. Experience with Similar Projects
II. Topography of Site and Site Plan
III. Bio-Retention Ponds and Open Space/Recreation Features Vll.
Summary of Testimony ofNathan W. Gross, AICP, Arnold & Porter
I. Identification and Expertise in City Planning
II. Assessment of Key Planning Issues and Benefits of Proposed Project
III. Consistency of Project with City Planning Goals and PUD Evaluation Standards viii.
Summary of Testimony of 0. R. George, Transportation Consultant 0. R. George and Associates
I. Identification and Experience with Similar Projects
II. Summary of Existing Roadway and Traffic Conditions
III. Summary of Analysis of Projected Future Traffic Conditions after Development of Nehemiah Homes at Fort Dupont CHAPTER I INTRODUCTION
A. Background and Project Description
This document is the Pre-Hearing Submission for Zoning Commission Case No.
01-12C, the Nehemiah Homes at Fort Dupont planned unit development ("PUD"). The proposed development is a mixed-income, affordable residential community on a 20.73- acre site in the Greenway neighborhood of Southeast Washington, in Ward 7 and within the area of Advisory Neighborhood Commission ("ANC") 7 A.
The site is bounded generally by Ridge Road and Bums Street on the southwest and northeast and by Band D Streets on the north and south, all S.E. This property consists of vacant land that was formerly improved with 268 walk-up apartments in the
Fort Dupont Dwellings and Fort Dupont Additions public housing complex. In the mid-
1990s, DCHA determined that the apartments were not economically feasible to rehabilitate or to maintain as public housing. With the approval of the federal
Department of Housing and Urban Development ("HUD") and with the assistance of a
Hope VI Demolition Grant, the subject buildings were demolished in 1996 (Fort Dupont
Dwellings) and 1999 (Fort Dupont Addition).
The site is characterized by rolling terrain and scenic views, as well as an existing street system. Slopes are steep in some locations. The land area is 20. 73 acres, including
3.18 acres devoted to existing streets. The Applicant is also creating some new roads to serve the project and is applying to the Office of the Surveyor to dedicate these roads to the city upon completion.
The PUD plan is to construct 147 townhouses for sale at affordable prices. Over
50% of the homes are targeted for families earning less than 65% of the D.C. area median 2
income (approximately $45,000 for a family of four in 2000), and 20 dwellings are
reserved for families with incomes between $15,000 and $20,000. Fort Dupont
Dwellings' former public housing residents will have first preference for purchase of
homes, followed by other residents of public housing and first-time homebuyers. The project includes homeownership counseling and ongoing technical assistance.
The proposed site plan preserves ample open spaces, resulting in a density of 8.64 dwellings per acre (including internal roads), which is an unusually low density for a townhouse development. More than 70 percent of the site will be open space and active/passive recreation areas. These large open spaces add scenic and recreational value to the living environment and are also part of a natural drainage system that allows storm water to collect at Bio-Retention Ponds. These ponds - really wetlands -- will be lined with the proper soil mix and drainage for the intended purpose and will be planted with a carefully designed range of trees and smaller plants suited to this function and environment. The goal is not simply to make the retention areas aesthetically attractive, but also to create a state of the art, natural style storm water retention system that can also be an educational site for school children and adults.
Recreational facilities include existing tennis courts and a basketball court. A number of existing, mature street trees that line some of the street frontages will be preserved, and additional street trees will be planted to complete the streetscape attractively. The landscaping plan also preserves a grove of oak and pine trees to the east of Bums Place, S.E., as well as other scattered trees, and proposes additional plantings.
The grove of trees serves as a natural buffer between some of the houses and the active recreational area. The new landscaping will include planting large shade trees so as to 3
enhance the long-distance view of this ridge line near the Fort Circle Park system and to
create a more shaded, pleasing environment for the homes.
The townhouses will each have 1,280 square feet of finished space on two floors,
as well as three bedrooms, a living/dining area, a kitchen with breakfast nook, bathroom
and powder room. Various optional floor plans will be available (subject to the topography of the lot), with features including a separate dining room, up to two extra bathrooms, a walkout basement, a garage with storage area, a finishable den and a finishable English basement.
B. PUD Site Zoning
The site is zoned R-5-A (general residential, low-density apartments) and is within a large surrounding area that is also zoned R-5-A. Some nearby areas are zoned R
2 (low-density residential, semi-detached dwellings). (See the Site Location and Zoning
Map in Exhibit A.) "The R-5-A districts are designed to permit a flexibility of design by permitting in a single district ... all types of urban residential development if they conform to the height, density, and area requirements established for these districts" ..
.(11 DCMR §350.1) Consistent with this purpose statement, R-5-A is a low-density apartment zone that allows detached and semi-detached dwellings as a matter of right, and rowhouses (townhouses) and apartments with review and approval by the Board of
Zoning Adjustment ("BZA") as a special exception.
In this application, the more detailed PUD approval process is utilized rather than a special exception. The maximum permitted building height in R-5-A is 40 feet and three stories and a maximum density of 0.9 FAR. With a PUD the maximum permitted 4
density is 1.0 FAR, and the maximum permitted height of buildings or structures is 60
feet.
The proposed townhouses are two and three stories and approximately 25-30 feet
in height, well within the permitted height limit of 40 feet as a matter of right or 60 feet
with a PUD. The proposed density of approximately 0.33 FAR is only one-third of the
permitted FAR of 1.0. Lot occupancy is approximately 12 per cent, compared to the
permitted maximum of 40 percent. This low-density, low ground coverage occurs in part because houses are not proposed on the parts of the site with the steepest slopes and/or
less desirable soil conditions for construction.
C. The Applicant
The Applicant is the developer of the proposed PUD, the WIN/Enterprise Fort
Dupont Nehemiah Homes, Inc. This is a joint venture of the Washington Interfaith
Network ("WIN"), Enterprise Homes, Inc. and the Fort Dupont Dwellings and Additions
Resident Council. The D.C. Department of Housing Authority ("DCHA"), as the current property owner, is also an Applicant. The Enterprise Foundation is a non-profit organization founded by James Rouse and his wife in 1982 to assist in the provision of affordable housing so that low-income people have the opportunity to move out of poverty into the mainstream of American life. The Enterprise Foundation works in 153 locations, providing technical assistance and financing to more than 500 non-profit organizations that develop low-income housing. The Washington Interfaith Network is a multi-denominational organization of religious congregations in the District of Columbia that addresses issues of social concern, such as affordable housing. The Fort Dupont 5
Dwellings and Additions Resident Council is the leadership organization of the former
public housing project.
D. The Surrounding Neighborhood
The surrounding neighborhood includes areas developed with several distinct
residential building types, as is allowed by the R-5-A zoning. These include semi
detached dwellings, triplexes ("community houses" as defined in zoning), garden
apartments and a few detached dwellings. The predominant residential building type in
the immediate vicinity is garden apartments.
The overall density of buildings and population in this neighborhood can be
characterized as moderate to medium. Adjacent to the subject property on the northeast
and the southwest is the Stoddert Dwellings public housing complex, consisting of three
story apartment buildings. Open space and recreational resources and facilities in the neighborhood are superior. Fort Dupont Park, a very large federal park that is part of the
Fort Circle Park system of Civil War forts and having numerous recreational amenities today, is a few blocks to the south of the subject site. Fort Chaplin Park and the Benning
Stoddert Recreation Center are also very near the site. Public schools are also convenient to the proposed new housing; these include Benning Elementary School and Sousa
Middle School.
The improved housing market in the District of Columbia, including Ward 7, in recent years is reflected in several new construction and renovated residential projects in the general vicinity of the Fort Dupont Dwellings site. These include new townhouses at
Chaplin Woods, renovated apartments at Banneker Place, and the Fort Chaplin Park apartments and townhomes. 6
E. Tabulation of Development Data 1
Total PUD Site Area 764,622 s.f. 17.5533 acres Required Minimum for PUD (R-5-A) 2.0 acres
Gross Floor Area (g.f.a.) 251,000 g.f.a.
Floor Area Ratio (FAR) 0.328 FAR Permitted - R-5-A 1.0 FAR (PUD)
Building Height 20-30 feet Permitted - R-5-A 60 feet (PUD)
Minimum Lot Width and Lot Area As prescribed by Zoning Commission Lot Width Provided 20- 30 feet Lot Area Provided 1200- 2100 s.f.
Lot Occupancy 12.29 percent Maximum Permitted (R-5-A) 40 percent
Side Yards 6 - 10 feet Required - R-5-A 8 feet
Rear Yards 25 - 30 feet Required-R-5-A 20 feet
Parking 180 (Including garage spaces, surface parking and on-street spaces in parking lane)
Water Demand 36,000 gallons per day
Sanitary Sewer Demand 30,667 gallons per day
1 See the Project Plans attached to this statement. 7
CHAPTER II EVALUATION STANDARDS
A. Public Benefits and Project Amenities
According to §2403 of the Zoning Regulations, in the context of the
Comprehensive Plan, the Zoning Commission must evaluate the specific public benefits and project amenities of the proposed PUD. Public benefits are defined as "superior features of a proposed planned unit development that benefit the surrounding neighborhood or the public in general to a significantly greater degree than would likely result from development of the site under matter-of-right provisions." A project amenity is defined as one type of public benefit, "specifically a functional or aesthetic feature of the proposed development that adds to the attractiveness, convenience or comfort of the project for occupants and immediate neighbors." Section 2403.9 lists nine potential public benefits and amenities in Paragraphs (a) through (i), plus an "open-ended" category in G).
The proposed PUD clearly provides superior features that will benefit the surrounding neighborhood and the public to a significantly greater extent than would likely result from matter-of-right development of the site. The project benefits and amenities are addressed below in relation to the categories set forth in the regulations.
1. Housing and Affordable Housing (2403.9(t)). The 147 townhouses will provide housing for home ownership in an area of the city where rental housing is predominant. The District of Columbia government has for a number of years encouraged construction of housing for owner-occupants in order to create a better 8 balance of housing types and to encourage long-term residency and increased stability in neighborhoods.
Moreover, the proposed housing will be affordable units for purchase and occupancy by moderate and low income families, as well as some middle income families. This housing will serve many District residents who have the most severe housing problems in today's inflationary housing environment. The first priority for home purchase goes to former residents of Fort Dupont Dwellings public housing, followed by other public housing residents and then first-time home buyers. Thus, real housing needs in the affordable range are being met by this development. More than 50 percent of the homes are aimed at families earning less than 65 percent of the D.C. area median income (approximately $45,000 for a family of four), and 20 units are reserved for families with incomes between $15,000 and $20,000. The remaining units will be for middle income families, making Nehemiah Homes at Fort Dupont a mixed-income housing development in keeping with housing policy here and in other cities to provide stability with a mix of incomes and avoid excessive concentrations of solely low-income households.
Homeownership for former renters, including public housing residents, also has social and economic benefits. The affected families will enjoy the quality of life of the new townhouses, and will also learn the upkeep and financial responsibilities of home ownership. Part of the project plan is a program of comprehensive homeownership counseling that includes training sessions and ongoing technical assistance to ensure the buyers' success. The Applicant believes that provision of affordable housing may also be 9 considered as qualifying under §2403.9(i) "Uses of special value to the neighborhood or the District of Columbia as a whole," for the various reasons cited above.
2. "Urban Design, Architecture, Landscaping, Creation or Preservation of Open Spaces" (2403.9(a). "Site Planning, Efficient and Economical Land
Utilization" (2403.9(b)). The proposed townhouse development is very attractively designed with an excellent site plan. The site plan makes use of existing roads and uses the sloping site effectively for green space and natural storm water drainage and management.
The proposed density of 8.64 units per acre is quite low for a townhouse development and will be at the low end of the range of densities by housing type in the surrounding neighborhood. The 14 7 townhouses to be built is a significant reduction from the 268 garden apartment units that previously occupied the site. The proposed density will be fully compatible with the surrounding neighborhood and will not create any adverse traffic conditions in the area. No change in zoning from the existing R-5-A zone is requested or needed.
The project also preserves major open spaces on the property, totaling 73 percent or approximately 15 acres, adds a pond as a visual amenity, preserves stands of existing trees and adds new trees. The rolling terrain will provide attractive views and an interesting setting for the townhouses and the living environment for future residents.
This residential development plan follows through on the District of Columbia's objectives in demolishing the previous deteriorated public housing complex to make way for a new affordable, mixed-income community. It would be a waste of the land to leave it vacant at this point. 10
3. "Environmental Benefits, such as stormwater runoff controls and preservation of open space or trees" (2403.9(h)). The ample creation of open space in the site plan and preservation and planting of trees have already been stated above. In addition, the site plan provides for an innovative and effective storm water runoff control system. This is an important feature because the site has areas of steep slopes, pockets of unstable soil conditions, and severe drainage issues. Thus, the site plan provides for a minimal amount of soil disturbance and construction. The housing units are broken up into small sets to allow for adequate drainage around the homes. This natural drainage plan allows storm water to collect at the lowest point of the site in the Bio-Retention ponds, which are also aesthetic open space features. The Bio-Retention ponds are an alternative to a more "engineered" system of concrete holding tanks to slowly release storm water runoff. The ponds will be planted with trees and smaller plants selected for their ability to absorb nutrients, and plant selection will also attempt to create an attractive, small woodland area. The intent is for these wet areas to be attractive and even suitable for educational purposes, as stated previously. The storm water management design in general, with the low density of building coverage, allows a high percentage of storm water to percolate naturally into the soil.
Another environmental and visual benefit is that the Department of Public Works will collect household trash at each residence, so that there will be no need for a large trash dumpster on the site.
4. "Effective and Safe Vehicular and Pedestrian Access" (2403.9(c)).
Given the relatively low density ofresidential development, the absence of commercial development, and the use primarily of existing road entrances to the subject site, 11
vehicular access and egress and traffic generation are not likely to create any adverse
traffic conditions in the neighborhood. The site plan proposes a pathway system that
provides pedestrians with easy access throughout the development and a convenient
connection to several adjacent neighborhood amenities. However, Advisory
Neighborhood Commissioners have raised an issue regarding certain left turns on Ridge
Road due to a visibility issue related to hilly conditions. The Traffic Impact Analysis in
Exhibit Eis a comprehensive analysis of existing and projected future conditions after development. It concludes that the internal and external road networks will be adequate to accommodate the proposed townhouse development without creating any street capacity or intersection delay problems.
B. Consistency with the Comprehensive Plan
In addition to evaluating the special features of the project discussed above, the
Zoning Commission is obligated by§ 2403.4 to find that the proposed PUD is "not inconsistent" with the Comprehensive Plan. The Applicant believes that the proposed development is consistent with and significantly advances a number of the goals and policies stated in the District elements of the Comprehensive Plan for the National
Capital, D.C. Law 12-275, 10 DCMR Section 100 et seq. (1998), as presented below.
1. Compliance with Major Themes. The proposed Fort Dupont Dwellings development is fully consistent with three of the ten Major Themes set forth in the
Comprehensive Plan (the "Plan") in Chapter 1, including:
a. "Stabilizing and Improving the District's Neighborhoods."(§ 102). The proposed residential development will help stabilize and improve the Greenway neighborhood by providing a high quality, affordable and mixed-income housing project 12
on a site that is currently vacant. The inclusion of middle-income units along with low
and moderate-income units will provide an attractive and stable, mixed income
residential development. The proposed development thus helps reduce what had
previously been a very large concentration of public housing, including Fort Dupont
Dwellings, Fort Dupont Addition and Stoddert Dwellings.
b. "Respecting and Improving the Physical Character ofthe District" (§106).
The high quality of the proposed development, as to housing, open space and
environmental features, will help improve the physical character of this neighborhood. A
vacant site and a gap in the neighborhood will be improved with new housing at a
suitable density and with a high quality design and site plan.
c. "Preserving and Ensuring Community Input"(§ 107). The plan for the proposed PUD project was formulated in partnership with the Fort Dupont Dwellings and
Additions Resident Council and other community interests. The Applicant's team has met with Advisory Neighborhood Commission ("ANC") 7A and as of this writing is in the process of resolving or answering their questions and concerns.
2. Compliance with Major Plan Elements
The Comprehensive Plan has 11 major elements, including Economic
Development, Environment, Housing, Land Use, Downtown and others, plus the Ward plans as Elements 12 through 19.
A. Housing Element. One of the "Major Policies" of the Housing Element states, "Of particular importance are policies that support homeownership among moderate-income households ..." (10 DCMR §300.4) Section 301.3 is also directly relevant to this case: "Make available for housing suitably located publicly owned 13 properties that are vacant, surplus or unused ... " The proposed PUD exemplifies both of these policies.
B. Land Use Element. The "Generalized Land Use Map" of the Land Use
Element of the Plan sets forth the desired and adopted future development pattern of the city in terms of use and density. This map is intended to be generalized but also serves as a critical guide to zoning and other land use decisions. A large area surrounding the
Nehemiah Homes at Fort Dupont site is designated as Moderate-Density Residential.
This is defined as, "Row houses and garden apartments are the predominant uses; may also include low-density housing." The PUD proposes development of clusters of townhouses or row houses, a development pattern that is fully consistent with the
Moderate Density Residential land use policy. No change in zoning is requested in conjunction with this PUD. The existing R-5-A zoning is recognized by the Office of
Planning as being consistent with the Moderate-Density Residential designation.
Fort Dupont Dwellings is also a designated "Housing Opportunity Area" in the
Comprehensive Plan. Such areas are characterized by large land areas with good access via rapid transit or major streets, often are surplus government property and have the capability of being developed for housing in a way that upgrades neighborhood quality and stability. (§ 1118. 7) A related "Recommended Action" in the "Housing Element" of the Ward 7 Plan is to prepare a comprehensive housing development plan for Fort
Dupont Dwellings (10 DCMR § 1809). The redevelopment of the subject site with a well-planned, affordable housing development is in direct furtherance of these policies.
Section 1104.1 (h) states, "Develop techniques and programs, including rezoning .
. . for the most effective use of the District's land to add to the housing stock, 14 encouraging where appropriate additional row housing and apartment development ..."
The proposed PUD and the Hope VI grant constitute such techniques to create additional housing.
C. Environmental Protection Element. The proposed site plan and design are in :furtherance of policies set forth in§ 405.2 (protecting the environmental quality of land areas), as follows:
Section 405.2 (a) "Regulate land development activities to protect natural features [and] prevent further soil erosion ..." The relatively low density of dwelling units with large open spaces and significant preservation of existing trees and the natural drainage system are consistent with this policy. The proposed natural drainage system will allow storm water to collect in the Bio-Retention Ponds that also serve as aesthetic features of the property. The Bio-Retention Ponds help the city accomplish some of the policies stated in § 402, "Improving Water Quality."
In conclusion, the proposed PUD provides for benefits and amenities that are superior to matter-of-right development, and the project is not inconsistent with the
Comprehensive Plan. 15
CHAPTER III CONCLUSION
For the foregoing reasons, the Applicant submits that the proposed PUD plan meets the standards of Chapter 24 of the Zoning Regulations, it is consistent with the purpose and intent of the Zoning Regulations and Map; it will enhance the health, welfare, safety and convenience of the citizens of the District of Columbia; it is not inconsistent with the Comprehensive Plan; it satisfies the requirements for approval of a consolidated PUD; it provides significant public benefits; and it advances important goals and policies of the District of Columbia.
Accordingly, the Applicant respectfully that the Zoning Commission approve the proposed PUD.
Respectfully Submitted,
ARNOLD & PORTER C:.Aq'?.J Cynthia A. Giordano ~~~ Nathan W. Gross, AICP Exhibit A Site Location and Zoning Map District of Columbia Zoning Map, 1996
....------c 0 - '' I ' ..... --... ' ,,' ' ' ' ' ~,,' •"' ,," ' Exhibit B Notice of Intent to File a PUD, Certificate of Notice, Application Form
April 24, 2001
NOTICE OF INTENT TO FILE A ZONING APPLICATION
Application to the District of Columbia Zoning Commission For a Consolidated Planned Unit Development
WIN/Enterprise Fort Dupont Nehemiah Homes, Inc. hereby gives notice of its intent to file an application for review and approval of a Planned Unit Development ("PUD") with the D.C. Zoning Commission under Chapter 24 of the D.C. Zoning Regulations. The PUD application will be filed with the Zoning Commission not less than ten (10) days from the date of this notice, which is given pursuant to§ 2406.7 of the Zoning Regulations.
WIN/Enterprise Fort Dupont Nehemiah Homes, Inc. is a joint venture of the Washington Interfaith Network ("WIN''), Enterprise Homes, Inc. and the Fort Dupont Dwellings and Additions Resident Council. The property that is the subject of this application is located in the Greenway neighborhood of Southeast Washington on the site of the former Fort Dupont Dwellings public housing complex. The site is bounded generally by Ridge Road and Bums Street on the southwest and northeast and by B and D Streets, all S.E. The project site has a total land area of approximately 20. 73 acres, including approximately 3.18 acres of streets. The property is vacant, having been cleared of structures in the 1990s.
The PUD plan is to construct 147 townhouse for sale in the affordable price range. Over 50% of the homes are targeted for families earning less than 65% of the D.C. area median income (approximately $45,000 for a family of four in 2000), and 20 townhouse are reserved for families with incomes between $15,000 and $20,000. Fort Dupont's former public housing residents will have first preference for purchase of homes, followed by other residents of public housing and first-time homebuyers. The project includes homeownership counseling and ongoing technical assistance.
The proposed density of 8.64 dwelling units per acre is quite a low for townhouses, primarily because the site plan preserves many existing trees and open spaces. In addition to their scenic and recreational value, the open spaces are also part of a natural drainage system that allows storm water to collect in the Bio-Retention Pond that also serves as an aesthetic feature of the property.
If you desire further information about the proposed PUD project, please call Cynthia Giordano at 202-942-5840 or Nate Gross at 202-942-5956. CERTIFICATE OF NOTICE
April25,2001
I HEREBY CERTIFY that on April 25, 2001, at least ten (10) calendar days prior to the filing of this application for a Planned Unit Development at Fort Dupont Dwellings, a Notice oflntent to File an Application for a PUD for Lots 24-28, 48 and 49 in Square 5401 and Lots 5-13, 16-18, 25, 802, 803, 807, 808 and 812 in Square 5402 was mailed, first-class postage prepaid, to Advisory Neighborhood Commission 7 A and to the record owners of all properties within 200 feet of the site as required by§§ 2406.7 - 2406.9 of the Zoning Regulations of the District of Columbia.
~~~l Nathan W. Gross Z.C. Form #3 (6-94)
ZONING COMMISSION OF THE DISTRICT OF COLUMBIA APPLICATION FOR. FINAL APPROVAL OF A PLANNED UNIT• DEVELOPMENT Before filling out tfiis fo~. please see the instructions on the reverse side. Print or type all infonnatfon· unless otherwise indicated.
In accordance with the prov1s1ons of Chapter 24 of the Zoning Regulations, request fs hereby made for Final Approval of a Planned Unit Development, details of which are as follows: · Square No. Lot Nos. S'f
.£'fo1 5"-J,3J 11,-/f'/ I ,2~ ~0~ ... f<2~ ~ 'i'er7J 8t?f1'1 .,,l"'2- Address or description of ~e premises: S;u is 1.<»«h~ jl-e>z.erq/~ ~ B;dyk 8<12a_.tt:R· fllr-L B(R'>?$., 1$ < Brief description of: the proposal: -~1_¥..._7..____..,.vr:;../.~..1::U:;.:....45 ...· """i:..;;;;,:::e;..,-=:;..:_ 1<.....;;;.:..e-;a,,,,;:;~~--- ..,r. 1'?.C:::S,, •c:.-,t....._. I . Date of Preliminary Approval: ----,.---- Case No.:------Zoning Corrrnissfon Order No.: Concurrent change of zqning requested (check one):· Yes No bove information and attached documents are true .to the best of my knowledge. ~ Z · 2--0o\ wn s gnat\Jre. 9~:t.e\ .. ' ' . . r ~'>,-.t:)f~ \-· ~qM $\\J\ dwners PrinteclNanie. J . 'IIt> - 6 fl 6" .... 66"2:5: Telephon~.Number . ,.' Address . Zip co~e· · Person to be notified of. a.11 actions: 1a+hi4: G: i 4' ~efa k2 -o '2C 2- - 9fei 2 >>'.fr> Yo - Na~ · · Telephone Num er ~ tt""'"1~ ~ P,rP(YJ -~1 . ./_ -i&t:1t:i'<.../ r:i. 0,5 ~6"£ z:i. -;,b ?2:·, IV: u(.., &41tra,~jd:?,, f,C - Address ' 1 p Code DO NOT WRITE BELOW THIS_ LJN_E Date Received: Z. C. Case No. EXHIBIT C - Site Plans NEHEMIAH HOMES AT FORT DUPONT WASHINGTON, D. C. FGF.T DUPONT DWELLINGS DRAWING INDEX APPLICANT LOTS 24 l"HRU 28 AND 48 - SQUARE 5401 WIN I Enterprise Fort Dupont SHEET DRAWING Nehemiah Homes Inc. LOTS 5 TifRU 13, 16 THRU 18, 25, 312 N. Martin LU1hor King Jr. Blvd., 802, 8lJ3, 80?, 808, AND 812 - SQUARE 5402 C-l thruC-3 Existing Condition Plan 3rd Floor C--4 thru C-6 Site Plan Baltimore, Md. 21201 FORT DUPONT ADDITION C-?thruC-9 Landscape- Plan Phone: 41()..332-7400 LOT 49 - SQUARE 5401 C-10 thru C-11 Utility Plan C-12 thru C-15 Sed:imcot Control Plan OWNER AND C-16 Slope Analylis Plan District of Columbia Housing Authority SOUTH HALF BURNS STREET (CLOSED) 1133NonhCapilalSttcet,N.E. Washlngton, D.C. 20002-7599 WASHINGTON Phone: 202-535-1064 DISTRICT OF COLUMBIA en " "'ex: u..J > Cl (.J / a_ / ';)"' m m / 3 C: 0.. (f) 0"" (f) / ~--- KEY_., ...... MAP ------EXISTIN0 CONDITIONS PLAN FT. DUPONT DHELLIN65 "O"'" LOTS 24 THRO :U, AND 4e - SGVARE 5401 LOTS 5 nRJ 13, 16 nRJ le, 25, eo2, eos, e,o;, eoe, AND e12 - SGVARE 5402 --- FT. DI/PONT ADDITION LOT 4'l - 5Gll/ARE 5401 AND saml HALF BURNS STREET ( GLOSED) HASHINGTON c-1 V Dl5TRJc;T OF GOU.MBIA z ~,_.,,...,. .. ~~-l!J~AGN!S ~Cl'GOU.l'elollro~AAtOtl'T'I' ...l ...... l"Ollll'CU'OHT 5'fllt!r1'~-,JTI6~ -ICa'ftlCN'l'TM..,....., M&. ,a N. """"9t WIM!lllt QIII J>. IO.UN'NIO TOTAL Nlr.A • 20.~ ~ ~0.£.~_,__ ------·------KEY_,., .....MAP ""z UJ a, ------==------·-- EXISTIN6 CONDITIONS PLAN FT. DUPONT Dl"IELLIN65 LOTS 24 THRIJ 2e AND 4e - 5GVARE ~ I LOTS 5 = 13, 16 1liR1J 1e, 25, 002, eos. ea,, ooe. ANO e 12 - 5GVARE ~2 FT. DUPONT ADDITION LOT 4'l - 5GI/ARE !;401 ANO SOUTH HALF BURNS 51REET (CLOSED) WASHINGTON c- l'l D15TRIC.T OF c.ou.t-e!A &.., AA1!A TA!U.ATIOH ® ~ !MOI • ,t.J625 JtGRe ;- . &c:I.Wle 5402 • 19.!M()O ~ 5!:. &ffllrf ~ • 'J'Tt6 ~ -- TOT.N..NflV,,..•20.~~ ,____..______._.O-•===-·------KEY-.. -..MAP · ~1&.'E:..- ·--...---• ~--a:,~,i.:,·- u .c=•• • !5=DGIINl'r..:zr.:r.'Cn'llll.·:in:: ... ~-----·---:.&c::r.--.-Ji----- ,------··--- ·------·------·-----· ·---·-·---··----------- ·------·-·------·- .;..; ------SITE PLAN FT. DUPONT Dl'ELLIN65 LOTS 24 THR1J 2e, AND 4e - SGIUARE 5401 O> LOTS 5 1lRJ 13, 16 THRIJ If>, 25, 'O " 802, 803, 801, e,oe,, AND f>l2 - 5GllARE 5402 --- FT. DUPONT ADDITION LOT 4 9'IJHle ~ . "~~ ~~ Nl1!A. 5 ,1""6 ~ "'9ffae.T(lr~,oMllt~ lNNC:llltflfGN'f'f>L.-...rr,MA n,r..,._ J,,,MA • :.I0,1'0il >GA2S lOOCO-.... OF...:!-==- ~D.c;..------... KEY_,._., MAP ------·--..:::;:::.--- SITE PLAN = --- FT. DUPONT D1" SITE LAN ---~------====-- ~ TAfl.LATION &:IJNtl! 540! • 4.162' ~ ~~-.,~~ 5~ Hfl!A • 8.rn& f:G!1!9 R/D6E -..=-..: TOTN. ~ • 20.i'°4 ~ ------KEY MAP ..... --·· ...... ar--...... llmiP""-- newe.::,::-,--·----m• ···-· ··--·.:1..-,:,_·-·-- --- .._ ...... ----- ~NJ[. ···-·------ LANDSCAPE PLAN FT. DUPONT Dr,IELLIN65 LOTS 24 ™RU 28 AND 4e - 5GIIJARE 5401 LOTS 5 ™RU 13. 16 TiiRlJ If>, 25, C, 002. eo:,, 807, ooe, AND e12 - SGIIJARE 5402 'O " FT. DUPONT ADDITION LOT 4'l - SGIIJARE 5401 AND SOUTH HALF 6URN5 STREET ( C.L05ED 0--,-, 1-'lASHINGTON c- 7 t • \ lt>Ot-n.ffllmTO D151RJCT OF COUk1BIA , ....,.' V ;; -:; 2 ' . ~TOI'~~~ - ..,MOftTN~M,.$'11111ET,Kl, OF.....::-_:..- ~o.c:..~-,,...--- ~~------rzn;eteeeeM'Mtft#C'IN, H 2,-,-...-,..»-~-, ~{CL__, I ,11-fl*"IIJ••""M-N_, e ...... ,. ••_,..__. .J , ... ,._...... _. ,. .... ,__...... ,. __ ..__, 6 ....,..._~·»c.~...... - :n,,t(JJ.,, rs:Y:12ADQi~··- e, AMTJHe:"i LANDSCAPE PLAN FT. DUPONT Dl'ELLINGS LOTS 24 THRIJ 28 AND 48 - SGUARE s-401 LO'!:> 5 'TliRIJ 13, lb THRIJ 18, 25, 002, 003, 00'1, 008, AND 812 - SGUARE s-402 FT. DUPONT ADDITION LOT 4'I - SGUARE s-401 l.!!!!12£ AND SOUTI-1 HALF BURNS STREET (CLOSED) 0--- V'IASHIN ~ z w al 0 0 N a, ""c'ri 0 ~ ~ \i.~.. -"!l C: LOTS 0 X LOTS 5 THR1J I , 16 THRI/ 18, 25, 802, 809, 801, 808, A ,:,"' FT.DUPON LOT 4'I - ""en...,I /en..., / ~ 0--,-, - .;; a, t .....,) "°9n¥111111!TO~ ....--, ® 0 ""'"'-"""RI~ ... ,~"'*1"0,.PCWI' ICMMMMC:lloet~llP 8: 0~~,"l.TIIII!!•--- !'JaN.""""'1Numet.Gtt,. ~NtD en "" ll,III.TN::iM' "'"""' HHt'rLNO 200I ....-~ . -- in -O-•- -- --,------ 1.0l'et2~r ------• 6Q:CBAC,, ten::, "::i.:::.----...... - ...... llllllt .. --.- Qellj-.a...... ~..... ===:~- _---.. __ .._,...... -....----. __ _ .., ______....,..,.. __ _.,.....,._____-----..- ___- .,....,.....-..----. ..., __... i=C:S-.iri:t~--..... ---...... :.~=~-=-.::-:.:.:.. .. :.:.=:--...--,,,.,...,__ ..... _...... _..... ______ UTILITY PLAN FT. DI.PONT DHELLIN65 LOTS 2-4 THRIJ 2& AND -4& - SGllARf S401 LOTS 5 THRIJ 13, 16 THRLI It>, 25, 002. t,03, 001, t>Ot>, ANO &12 - SGl/ARE 5402 FT. DI.PONT ADDITION LOT -4'l - SGl/ARf 5401 AND , ____J S0VTH HALF ElURNS STREET ( C.LOSED ) R/06!: RON> °'~~;i~~ C-10 ® ~TOll'~~>UMJffff """""""''~... ,~N:aT'CU'Qrr GALL HISS UTILITY .. IOltntUl'ffM.$fflBf,IU...... NC»e~flD IIQN,.t¥r«fllll,.fffloMUllti...... NIO 1-eoC>-251-TITI ~04,21C!CO)----...... ~~= ------a ~- =::.::E--- _,,_- __ -__--- ------00 ----- w~ CD -- ~ Ol'GOUteA~N/ftlCl/ff'f -MMl'MGN'ffM.f'!Nlff.U. ~l'Qll,04-- -n:ICI>.... --- KEY-...... HAP SEDIMENT CONTROL PLAN FT. DUPONT D~LLIN65 c,, LOTS 24 Tllf 0 0 ('\J .is c:: 0 SEDIMENT CONTROL PLAN ::,: FT. DUPONT DWELLINGS LOTS 24 THRLI 28 ANI> 48 - SGlVARE 5401 LOTS 5 THRLI 13, 16 THRLI 18, 25, 802, 803, 801, eol!>, ANI> 8 12 - SGIIARE 5402 FT. DUPONT ADDITION LOT 4'I - SGUARE 5401 ANI> SOUTH HALF BURNS STREET ( C-LOSED) Y'IASHINGTON Dt5TRJGT OF GOLU'-elA - TAlll.l.ATION ~~ ...... :z,~ - . -:: z 9Gll.lHll:l!"402•15""'°6~ 5.1!. &Tllm!'T ~ • 5JT16 AGR'5 ,._...._, --~"- _____ ._..._ TOT""- HteA • 20.1'°"' K.lte& --- -"""" ... , ~ C: 0 ::IC O> 'O" "'I .,u ..... ~TABl..ATION 6Q.INll:e5"°'• ..J625~ ~IL---1-----~~ ~ 5402 • e.MOe ...atl!9 9!'!Ft >I/IV.. • 9JT1e ~ I ~ TOTN. NllV\ • Xt,1'0'I !..... c'ri - ..... ·---··· - =··---·-····-- ·r~~"W~==------·- ="--·---·-·- :!:-:Q;-:-.. ~--- i2.~~4,1!'~'.'C'...... ,.4""C\l'\1U."l.\,"&l...""71:"'.Z --~-:.g'=-~-=: l:tl!'a:"'IiHR!!'Jll="'· .. ·-·-·--··--:.:::::r---·.. - · i=e15!~~=-: ~"\W.f&W[: :.:r.=:.:.-=:::..-:,.::::.;.: ...... ______... 111...-.rwL-·---- ··-·---·.... ·------..·-· ~i,W.,ll!*]:- ...... _.. ____ .. _ =--==·-- .. -·_ ...... !!A~~t ·&&;.,.':"JI'::.~~-·-·---·-- &.a'~"D.·.v------t.a,~':i:ilfK'~ ··5i..~~~:.v l i:-2!!::Jt:..-=:..-:-.::-.:::.:a --· ·--·--i£~5:1~5"!.::.. ··-·---.. ------·--- l~~j~~i=---- ·---...... - =~..:=-~~~==:- I &..=.-=.:t=J:==~·::: : -=--· •,::.,.-···--·---· ·------.. - £:5,,.•:.nt::.::: 111!1~ - ·~ - ~"::.455-~-;~.:· =--~==-==:.':!.":"::.:· --=--··-,,--·~·-· ~~~s:i.!:'.S-::~ · ~~~:§.£:.'.. =o(· =-~·.:::=~-==~- . gi--==-==:..~-=- ~ ~!~~¥E".ff- _____ .. ______.. ~ ...... ::.5'-i!=..:'::':!:;.:.•"T...... - ...... " lii!'.in':.-n."':!!..-==.s =---·----.. -- ==-=T'Ccza.-:£.:Z.- --·- . ::.-:-=:i.=:.:r.:.=...-=--.: ...-:.~,:,.,:.--··--- .. ei}sl:\~--£ L.t".&:."&.:.--···--·---· :\:""=5'.=.:=.-::::.:. ~-·--···--·:::?:"-i!i:tr::"•.::n.- ·~1&1:: :--=.i:i.-=-·-----.... ~ i:!EF:.!:&:.::~~ . :::-:=:=-·:::\:..~ L'llr.T~·-•• a~==::-r.=a.-: ~~.'i#l({,f... =-~.::::-=::.:-...... l~=:...~=: l.l'rl'.-=.~-=-""TS:. ~ ~,:_~~~-=..:~-:. Y£!Yi!:=C'.L""'W-· =-~'T!=--=:-· :=;:,jl;:p]=~T.:"."..""=," . !;~.;I-:!,.~:.:.~= • t:,..":'::,::::::.::.:=: ==::.-=-~===~~--=~!'t=~.=t · ~a-e;.1~~ .==---~-==-·:=.· :..=::==:-t·'·'::.=... ar=:..-.. - ·------·- la":'S:CUT:.·.a:a.,..,..- ~15¥.7=~'::": ii:i:L,tL"J:":.WU:1:'.a::.:.::.~· ~"15..=:"£=$::::':9· ~.... f&l!.-HI . '5-:-::_::::.:::.::.. I :=-::::r.:=~:..--=- UY:'.ft."11:'W:.T.r&.•·-•• --::r...-- •~..E.;==:.=:.a• ...... " ~lh,..~ii~ -~ .. ·------··-·---~--=-•~'I:'~------·-··- · ~~~-==-~~ ·~~~==:.t l.~':.:r&".C.."='="=L~- ..Wa£"...,g;',..W!.,l_lff!:a"/'£ __ ...... _.. _ ~ ~..... --·--··--- ·---• ':t"::t.":~J:"..- ····... ':.'1':"'..=:- ·--· - ___ SEDIMENT c.oNTROL DETAILS m:u.,T.:i1~'3!.'3'Si.=£iC, :....::.~..,:,;~..,.._~------~.::.: ==:.:r.. ____';. ·-=..· - _,,.-- - __• ~~.::..·---.. ----- !3:~~-=-~.::"' ~'!?-- FT. DUPONT Dl'l!:LLINc;,S ·IK~wa.,m::------=~-!-1'£'.;i-.=::..-=:£.:-=.1:...- -- ~ ~.::~::;:;.0:.:..-,:::...-- ' ____ .,. !r- LOTS 24 THRIJ 28 AND 4e> • 5GUARE 5401 ~~-·------LOTS 5 THRI.J I:!, 16 THRlJ le, 25, ~.... ~v-.zr ·M,Y;-~·-- w-rr~,.11JF.l11£11'- •air.:aar-•1r111t------- ·----· -- 002, !IO:I, 001, e,oe, AND e12 - SGUARE 5402 A.'&D"-~~J..tr...... ,.. • 11!1,1r.11ft11tlW'l;'&1l,'U, -·-...... · -- -- FT. DUPONT ADDITION •w.n••NSaat·"' -··- ·-· -·-,:.:: ':" LOT ~ - 5GUARE 5401 ==-- 'UI:' AND SOUTH HALF BURNS STREET ( C.LOSED) ~~~a~~~~-___ ._,,. ______· lt'IASHINGTON I. --... ------.. • -<#M ~ .:.a:-.:=:--=::::=..· --·-· I -...... SLOPE ANALY6/5 PLAN FT DUPONT DHELLINGS · ND 4 e, _ 5GIJARE 5401 LOTS 2 4 THRU 2e, A THRU lb 25 C:=J O f# IS,' - 13 16 LOTS 5 THRU • ' Rf: 5402 002, 003. 001, OOf>. AND f>l2 - SG\JA ESSJ ~:i lo :,OJ' """'" Bcicl :a,,5 ... 2'1' ..,,,,,, FT DUPONT AOOITION LO~ 4q - 5GIJARE 5401 ~ :J!>f'lo!Jt>)' mmm '91: "'!16" ...,,,.,, SOUTH HALF BU~ STREET ( GLOSED J WASHINGTON C-16. - ~,U~Y.J~:st~ DISTRICT OF ~!IA ·@ - TABULATION -·--~""o-.=.:;:=-:-- ::,._ Sf,oO-~·l-t EXHIBIT D -Architectural Plans ---~- BUILDING ELEVATION ... -~- 0 ~ CD t.O " ~ C: 0 X ~ OJ OJ b "' > BUILDING ELEVATION ~ ~ JULY l7,m ·C~ :;:;::, C ,·~:-·.;- 0 0. ~ ~::-:- ~ ~====:j)'l /'--\7- '\ --- \ /- ./ £+; r------1 ___ / I --, t:£1II I " \ \.. --- I I ---...... · ..,I /// ) I / / // I l~~~~~~....e,r I-- .,..-// . / / T( I -=- -- r--0/// I /---'""'\.__./ / I \. // ----- (/ c:, c:, ('\J I Ol ('\J: ~ ~___ 1tttj_ __ ,tt,-+-----,-'' r-~c--1""""""T""""1m~11 ~ C: 0 :::,: "O""' ...z SITE PIAN ~z c:, JULY 17, lOOI 1-u uJ ,::;(/) C: 0 C, c5 NEHEMIAH HOMFS AT FORT DllroNf SECilON A ~1 i ~ I Ii i i I t ~~i ~ -:-=. -_-=--_-=--_ -=----=--_ =:J-_ ==f_-=----=--_ ~ I -,::, C: :i? a, SECTION B :0 "' JULY 17, m 'P... zI 8 ....u -:::~ C: 0 ..-----.... Q ::, 0 OCHA NEHEMIAH HOMFS AT FORT DuroNT HEFFNER DISTRICT or COLUMBIA .. ._.. HOUSING AUTHORITY ,,_....,..,.....,-... - SECTION C ~ "C SECTION D 9 u JULY 17, m zI C) ..... u w .,.- ,, _,. a> -"""""y "O" 't 'f z SECI10N F ~ JULY 17, Dll ...u l:lJ ,::; C: 0 ~ 0. ::, 0 .,..c: NEHEMIAH HOMFS AT FORT DilroNT HEFFNER / iu a: /.. .:.: Lo· 1. . 1.. 1 "'"-"" SCALE vr-r SECTION G 0 .:..: 0 ~ C 0 X SECTION H JULY 17, m NEHEMIAH HOMFS AT FORT DUOONf .. ._... ,...... --· ..,,,_ n ~ 11 / ; i .::::::::::::::: -,::, (D ~ R.OOR l"I.AN C ~ c:n i:," 1 w ,_~ ENGLISH BASEMENT UNIT PIAN / ~ 1VLY 17, :lOOI -z ~ C 0 .-----.... 0. ::, 0 OCHA NEHEMIAH HOMF.S AT FORT DDroNT HEFFNER DISTRICT or COLUMBIA ...._.,. ,...... w,._ HOUSING AUTHORITY ...... ,.,..,---..i, --~ --~- --~- 0 0 "'0 U) ....'° ~ ~ ,; -, C: 0 X 0, FRONT ENGLISl-l BASEMENT W/BRICK FRONT ENGLl51-l BASEMENT W/SIDING ,:)" U> ~ I ""',, I I .,._ I I ' 11::::::::::::: IH'\l-ld-+--fll - ...,:, C 0 X SIDE ENTRY ENGLISH BASEMENT UNIT PIAN JULY 17, m 5 / C -0 ...... ----_ Q :, C) OCHA NEHEMIAH Hot.ms AT FORT DuroNT HEFFNER DISTRICT or COLUMBIA .. HOUSING AUTHORITY _.. ,._._..,.111o9!1n-· 0 0 (\J 0... in 0 -,::, C: i? O> "O" C,~ I-;; UJ ...J UJ UJ ;:;;0 3 STORY UNIT W/GARAGE I- JULY 17, llll ~ ,:;:; C 0 0. c5 :5 '<¥ --..., ~ a.. ~... ---.:..: