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2100 Pennsylvania Avenue, NW 2100 Pennsylvania Avenue, NW APPLICATION FOR REVIEW AND APPROVAL OF A MODIFICATION OF A FIRST-STAGE PLANNED UNIT DEVELOPMENT, A SECOND-STAGE PLANNED UNIT DEVELOPMENT, A RELATED ZONING MAP AMENDMENT, AND AN AMENDMENT TO A CAMPUS PLAN April 13, 2017 ZONING COMMISSION District of Columbia Case No. 06-12O ZONING COMMISSION 8928704.1 District of Columbia CASE NO.06-12O DeletedEXHIBIT NO.1 DEVELOPMENT TEAM Applicant The George Washington University 2121 I Street NW, 7th Floor Washington, DC 20052 Boston Properties 2200 Pennsylvania Avenue NW, Suite 200W Washington, DC 20037 Architects Pelli Clarke Pelli Architects 322 8th Avenue, 11th Floor New York, NY 10001 WDG Architecture 1025 Connecticut Avenue NW, Suite 300 Washington, DC 20036 Transportation Consultant Wells + Associates 1420 Spring Hill Road, Suite 600 McLean, VA 22102 Civil Engineer Wiles Mensch Corporation 11860 Sunrise Valley Drive, Suite 200 Reston, VA 20191 Land Use Counsel Goulston & Storrs, PC 1999 K Street, NW, 5th Floor Washington, DC 20006 i TABLE OF CONTENTS DEVELOPMENT TEAM ....................................................................................................................... I TABLE OF CONTENTS ....................................................................................................................... II EXHIBITS ......................................................................................................................................... III PREFACE ......................................................................................................................................... IV I. INTRODUCTION ......................................................................................................................... 1 A. Summary of Requested Action ........................................................................................ 1 B. The Applicant ................................................................................................................... 2 C. Project Goals and Objectives and the Benefits of Using the PUD Process ..................... 5 D. Development Timetable ................................................................................................... 5 II. OVERVIEW OF THE FOGGY BOTTOM CAMPUS PLAN AND FIRST-STAGE PUD ........................... 6 III. THE PROPOSED PUD PROJECT .................................................................................................. 8 A. Site Location .................................................................................................................... 8 B. Project Description ......................................................................................................... 10 C. Development Parameters Under the Zoning Regulations .............................................. 14 D. Flexibility under the PUD Guidelines ............................................................................ 16 IV. PLANNING ANALYSIS ............................................................................................................. 20 A. Land Use Impact ............................................................................................................ 20 B. Zoning Impact ................................................................................................................ 20 C. Environmental Impact .................................................................................................... 22 D. Facilities Impact ............................................................................................................. 22 V. SATISFACTION OF STANDARDS FOR A CAMPUS PLAN ............................................................. 24 VI. PUD EVALUATION STANDARDS ............................................................................................. 29 A. Second-Stage PUD Requirements .................................................................................. 29 B. Additional Filing Requirements from Conditions of Approval ..................................... 30 C. Public Benefits and Project Amenities ........................................................................... 33 1. Superior Urban Design and Architecture .................................................................................... 33 2. Site Planning, and Efficient and Economical Land Utilization .................................................. 33 3. Social Services and Facilities ...................................................................................................... 34 4. Environmental Benefits............................................................................................................... 34 5. Streetscape Plans ......................................................................................................................... 34 6. Uses of Special Value ................................................................................................................. 35 D. Housing Linkage ............................................................................................................ 35 VII. COMPLIANCE WITH THE COMPREHENSIVE PLAN .................................................................... 37 A. Land Use Maps............................................................................................................... 37 B. Land Use Element .......................................................................................................... 38 C. Other Citywide Elements ............................................................................................... 39 VIII. CONCLUSION ................................................................................................................... 42 ii EXHIBITS Description Exhibit Included Compliance with Second-Stage PUD Requirements herein Application Forms A Agent Authorization Letters B Surveyor’s Plat C Property Owners’ List D Notice of Intent to Surrounding Property Owners and Certificate of Notice E Environmental Analysis F Comprehensive Transportation Review G FAR Report H Foggy Bottom Campus Plan Compliance Report I Streetscape Plan Progress Report J Off-Street Parking Census K Transportation Management Program Status Report L Certificate of Presentation to Advisory Committee and Meeting Minutes M List of Outsourcing Activities N Housing Linkage Calculation Estimate O Architectural Drawings and Elevations, including Tabulation of Development P Data, Zoning Map, and Photographs of the Subject Property and Surrounding Area iii PREFACE This statement and the attached documents support the application of the George Washington University and Boston Properties to the Zoning Commission for review and approval of an amendment to the University’s 2007 Foggy Bottom Campus Plan (“the Campus Plan”), a modification of the University’s First-Stage Planned Unit Development (“PUD”) and a related Zoning Map amendment, and a Second-Stage PUD. The zoning actions will facilitate the redevelopment of a strategic corner site along Pennsylvania Avenue into a signature mixed- use building, and the proposed project’s retail use will significantly strengthen the development of the I Street retail corridor called for in the Campus Plan. The affected property is known as Lots 50 and 51 in Square 75, which have the addresses of 2100 Pennsylvania Avenue NW and 2121 I Street NW, respectively. The subject property is within the boundaries of the Campus Plan. Lot 50’s primary use designation is identified as commercial/investment under the Campus Plan, and it is located in the MU-9 Zone District. Lot 51 is part of Site 75B, which is one of 16 development sites identified in the Campus Plan and related First-Stage PUD for the Foggy Bottom campus that was approved by the Commission in order to facilitate the development of the Campus Plan. Pursuant to the First-Stage PUD, Site 75B was rezoned to the C-3-C Zone District (now known as the MU-9 Zone District). To implement the proposed project, the applicants propose the following zoning actions: • An amendment to the Campus Plan to re-designate Lot 51 for commercial and investment use, rather than academic and administrative use; • A modification to the First-Stage PUD to split Development Site 75B into Sites 75B1 and 75B2, and incorporate Lot 50 into Site 75B1; • A PUD-related rezoning of Lot 50 into the proposed MU-30 Zone District; and iv • Second-stage PUD approval for the new building on Site 75B1. Approximately 453,562 square feet of gross floor area of commercial office and retail space will be created as a result of the project proposed in this application. This PUD application is consistent with the District of Columbia Comprehensive Plan, D.C. Law 16-300, 10A DCMR (Planning and Development) § 100 et seq. (2006), as well as numerous goals and policies of the District of Columbia. This project will benefit the District through increased tax revenue, exemplary architecture, and sustainable design. The project will also benefit the surrounding neighborhoods through the continued implementation of the I Street retail corridor, a key benefit outlined in the First-Stage PUD; streetscape improvements; and other new benefits and amenities to be provided in association with the increase in density yielded by the proposed amendment to the Zoning Map. Submitted in support of this application are completed application forms, copies of the notices of intent to file the zoning actions, which were mailed to surrounding property owners and parties (with the certification of
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