(Updated to include new site renderings, add the June ANC meeting video and correct the number of protected heritage trees from five to two.)
Five townhouses and one detached home would be added to the grounds of 3101 Albemarle Street under plans presented at the Tuesday, June 20th meeting of ANC 3F.
Father-and-son team P.G. and Bobby Gottfried purchased the former Polish ambassador’s residence in February. With their support, the property including the main stone house, the existing driveway and land to the east of the front driveway from Albemarle, including the pond area, was recently awarded historic landmark status. All of that would be preserved.
Under the plan presented to ANC 3F by Bobby Gottfried, a three-townhouse complex would face Albemarle Street to the west of the driveway.
On the Appleton side of the property, the Gottfrieds plan a two-townhouse complex to the west of the driveway and a three-story detached home to the east.
In between the two townhouse complexes, a park-like area with a walk in entrance from 32nd Street NW would protect two heritage trees.
Because this development requires higher density housing than zoning allows in this area, the Gottfriends must go before the Zoning Commission for a a planned unit development, or PUD. The DC Office of Zoning website explains: “The purpose of the PUD process is to provide for higher quality development through flexibility in building controls, including height and density, provided that the resulting development is superior to what would result from a matter-of-right development, offer a commendable number or quality of meaningful public benefits, and protect and advance the public health, safety, welfare, and convenience, and is not inconsistent with the Comprehensive Plan.”
Bobby Gottfried explained they will formally serve a written notice of intent to file a PUD to all neighbors within 200 feet of the property and to ANC 3F within a 45-day period. After that 45 days, they can file the PUD application. The Gottfrieds have already been meeting with the Office of Planning and Historic Review Board to discuss these plans. A sidewalk on 32nd Street and better lighting will be included as proposed public benefits – a part of all PUDs. The total benefits package is still being worked out. The Gottfrieds expect to break ground in January and February of 2018.
Two next-door neighbors came to register their concerns about stormwater runoff from the property. One has had ongoing problems with water seeping into her house. Gottfried assured them this would be addressed. A third neighbor, from Ellicott Street, liked the denser development. He hoped it would mean greater affordability and enable him to buy a house in the neighborhood.
Elaine says
They will protect 2 heritage trees? This property is covered with trees–what happened to the Forest Hills Tree Canopy restrictions? Is Urban Forestry approval required?
The design crams at least 6 homes onto this property without any discussion of the issues this will create for the neighborhood, including months of construction noise, dust, traffic, road damage, and once the houses are occupied, density and parking issues, and the generally poor appearance of this number of structures on the property.
The comment about affordability ignores the reality of DC’s real estate market. Not a single home planned will list for less than $1m.
Jane Solomon says
I can at least provide clarification about the trees. There are several heritage trees on the property, as well as others that are close in size. The two referred to in the article are west of the driveway along 32nd Street. There are also six very large oaks that are located close to the house. One is directly east of the house and the others are behind the house. I think they’re actually located on the lot along with the house, which is now a historic landmark. Those trees would be a safe distance from any construction. In addition, the front of the property east of the driveway (with the pond) is also part of the landmarked property and all of those trees will remain. At some point in the past, the Polish government had created wells around the trees in the south west corner of the property along Albemarle. Over time, the wells filled up with soil, leaving the bases of the trunks submerged, which can kill the tree. That condition led to the uprooting last year of the enormous oak that landed on top of parked cars on Albemarle.
The property is not covered by the tree protection clause of the Tree and Slope Overlay. Those restrictions apply only to properties that border parkland. Being directly across from Soapstone Valley Park, it probably should have been included and a group of neighbors and I approached the Office of Planning last year to see if the Overlay could be amended to include it, but we were unsuccessful.
There are many issues for the community to debate about this project, however, the vast majority of the large trees will remain.
Otto says
Thanks for your information about the trees. Is the issue of covering this property under the Overlay a dead letter — with this extensive construction proposal, it seems like the issue merits revival. Has the ANC taken any votes with respect to the developer’s plans?
Jane Solomon says
A dead letter is a good way to describe it. Apparently the original hearings on Tree and Slope were long and contentious. We pushed hard, but ultimately word came down from the highest level that the Office of Planning and the Zoning Commission would not reconsider. Moreover, the timing was such that the new Zoning Regs were to be issued imminently. Maps needed to be finalized, etc. Perhaps the outcome might have been different had those agencies not been under such intense pressure.
I know that the PUD application hasn’t been filed yet so the ANC hasn’t taken any action. Beyond that, I will defer to Naomi Rutenberg, our ANC commissioner, who I’m sure will keep the community up to date.
otto says
It would be nice to hear back from Naomi Rutenberg about whether the ANC will require the developer to present traffic studies, noise and dust abatement plans, parking restrictions, tree preservation, etc.
Naomi Rutenberg says
The ANC will require the developers, who are also neighbors, to abide by all DC requirements in regards to an application for a planned unit development, including what will be done to minimize construction impacts on the community. The planned unit development will include a Use Covenant for the use of the existing house by the Rock Creek Conservancy that will address what activities they will hold, at what times, parking and noise. The application, which is a public document, will be reviewed by the ANC and discussed in a future open meeting of the ANC.
Which future meeting will have this agenda item will be determined by the timing of the submission of the application ANC 3F agendas for upcoming meetings are posted approximately one week before the meeting on our website, in the Forest Hills Connection, and in the Northwest Current.
Elaine says
Thanks for update, Naomi.