FAQs
Yes! We are exploring parking options that may double our parking capacity from 20 to 40 spaces. DDOT discourages further provision of parking on the site. DDOT seeks to reduce traffic and car dependency and increase public transportation, bicycle, scooter, and pedestrian trips. By providing less parking, the project invites fewer vehicles to the neighborhood, reduces traffic congestion concerns, and is a benefit from the perspective of air quality and emissions. The project will also provide ample bicycle and scooter storage and will work with DDOT to install a BikeShare location on the sidewalk along 14th . The development team is open to working with neighbors and DDOT to study Residential Parking Permit designations in the neighborhood.
Will there be parking?
Are the proposed “affordable” units really affordable?
Yes! The affordable units are currently proposed at 30%, 50% and 60% MFI. Rents are set by DHCD based on the number of people in a household and the number of bedrooms and are updated annually. As of July 2020, a 1-person household would qualify for a 30% MFI if that person earns $26,450 or less annually ($44,100 for 50% MFI and $52,900 for 60% MFI). The corresponding monthly rent would be $680/month ($1130/month for 50% MFI and $1360 for 60% MFI.)
Yes! Loading/unloading areas are included in an enclosed garage in order to minimize impacts on neighbors.
WILL THERE be space for truck to load and unload?
Does The small area plan require MU-4 Zoning?
No. The Small Area Plan specifically identifies the property as appropriate for “Moderate Density” which translates to an MU-5 or MU-7 zone. The development team is not seeking the maximum allowed within these categories and has deliberately scaled back the size of the building from what could be supported under the amended Comprehensive Plan. The Comprehensive Plan was amended by the DC City Council on May 18, 2021. MU-7 would allow a building up to 90 feet (plus penthouse) and FAR of 5.76. The project currently proposes an FAR of 3.37 (or less) and 67 feet (from 14th Street).
Does the project require “exceptions" or “exemptions” to be
constructed?
No. The project does not require “exceptions” or “exemptions” from the Zoning Regulations. Rather the project will follow a public process, known as a Planned Unit Development (or 4838-8933-2456, v. 7 “PUD”) and Zoning Map amendment, which allows the DC Zoning Commission to approve modifications and flexibility to the existing
zoning requirements for a site in exchange for public benefits and an opportunity for public input.
Is the project consistent with the “dominant” Rf-1 zone?
The property is not within the RF-1 zone and is not required to comply with the limitations of that zone. It is true that nearby residences are zoned RF-1 and the project is designed to be compatible with those homes. The proposed building has a height and scale that has commonly and compatibly been located in the District’s rowhouse neighborhoods for decades.
Is the development Team just out for profit?
No. The development team is composed of a mission-driven affordable housing development team and a non-profit community arts organization that is looking to preserve its home. A primarily market-rate building at this site might generate more income than the current proposal, but the development team does not develop primarily market-rate housing. The development team is compensated on a fee basis, where the fee is set by the DC Government as part of the affordable housing award process.
Can you just leave these historic buildings as is?
No. The existing buildings are very near the end of their useful lives. The current condition of the building does not allow for a rental rate high enough to cover ownership costs. Maintaining the existing buildings “as is” is not viable.
Is the development team considering more options?
There is only one primary option under consideration although we are studying modifications to the proposal in order to address neighbor concerns that we have heard. The primary option under consideration is a 99-unit multifamily building with 66 affordable units and ground floor space for the Dance Loft and possibly a small retail/restaurant space. The property’s previous owner received multiple bids for the property when the property was for sale. We understand that other bidders’ proposals included various uses such as market rate condos with no arts component, residential rental apartments only with no arts component, and a transient homeless facility (which was the highest bidder in terms of dollar amount and the developer proposing that use originally controlled the purchase contract). The listing agent indicated that there were more than 10 bidders total. As far as we know, no other bidder was committed to going through a public process to redevelop the site the way that Heleos is. None of those other bidders’ proposals are realistic options anymore unless Dance Loft/Heleos were to sell the building.
Are there set backs along the alley?
Yes! The current proposed plan has a rear yard and the building is pulled inward from the rear of the neighboring row houses on the second floor and above to create significant setback distances of approximately 50-80 feet. 50 to 80 feet exceeds the height of the building at the rear. To put that in context, it is the equivalent of having a 4 to 7 lane highway between the buildings.
Isn’t a 40 foot building tall enough?
Not if we want affordable housing. There’s a direct trade-off between height (or density) and affordability. Fundamentally, affordable housing requires building with greater density in order to create economically viable projects financeable with available sources of subsidy. A 40-foot building on this site would not be economically feasible and would fail to approach even the lower limits of what the Small Area Plan and amended Comprehensive Plan encourage for this site.
Can you remove one floor of the building and still make a profit?
The project is reliant on funds from DHCD in order to be constructed with the levels of affordable housing desired by the District, ANC, and neighbors. In order to be competitive for those funds the project needs to be a certain minimum size. Simply removing a floor (or two) from the building makes the project much less competitive and it results in much less affordable housing in a location identified as appropriate for additional density. As noted above, the project team is a non-for-profit so the design is not about maximizing revenues.