50 Florida Avenue NE PUD Submission - Final - 4.19 - Small File

50 Florida Avenue, NE
Washington, DC 20002 Consolidated PUD and MAP Amendment at Square 3516 April 19th, 2013
Owner / Developer: Bush at 50 Florida Avenue Associates, LLLP and B&B 50 Florida Avenue, LLC c/o Bush Construction Corporation 2000 Clarendon Boulevard, Suite 100 Arlington, VA 22201 Land Use Counsel: Holland + Knight, LLP 800 17th Street, NW, Suite 1100 Washington, DC 20006 Architect: WDG Architecture, PLLC 1025 Connecticut Avenue, NW, Suite 300 Washington, DC 20036 Civil Engineer: Wiles Mensch Corporation 727 8th Street, SE, Second Floor Washington, DC 20036 Landscape Architect: Bradley Site Design 1743 Connecticut Avenue, NW, Fourth Floor Washington, DC 20009 Traffic Consultant: O.R. George & Associates, Inc. 10210 Greenbelt Road, Suite 310 Lanham, MD 20706
Filing Requirment General: G-01 G-02 G-03 G-04 G-05 G-06 G-07 G-08 G-09 G-10 G-11 Architecture: A-01 A-02 A-03 A-04 A-05 A-06 A-07 A-08 A-09 A-10 A-11 A-12 A-13 A-14 A-15 A-16 A-17 A-18 A-19 A-20 A-21 A-22 A-23 A-24 A-25 A-26 A-27
Sheet Name Index Location Map Context Photos Context Photos Context Photos Project Data Project Data LEED Checklist Illustrative Site Plan Site Sections Court and Yard Exhibit Cellar 3 Cellar 2 Cellar 1 Ground Floor Second Floor Typical Floor (3-6) Seventh Floor Eighth and Ninth Floor Penthouse Roof Typical Units Typical Units South Elevation West Elevation North Elevation East Elevation Court Elevation Court Elevation Court Elevation East-West Building Section North-South Building Section North-South Building Section Enlarged Elevations Enlarged Elevations Enlarged Elevations West Perspective Northwest Perspective
Filing Requirment A-28 A-29 A-30 A-31 A-32 A-33 A-34 Landscape: L-101 L-102 L-103 L-104 Civil: C-101 C-102 C-103 C-104 C-105 C-106 C-501 C-601 C-602 C-603 C-604
Sheet Name Southeast Perspective Aerial Southwest Perspective Aerial Northeast Perspective Shadow Study Shadow Study Material Board Intentionally Left Blank Site Plan Planing Plan Details Plant Images Existing Conditions Plan Erosion and Sediment Plan Site Plan Utility Plan Grading Plan Circulation Plan Erosion and Sediment Control Details Loading Access Inbound - 20 ft Truck Loading Access Outbound - 20 ft Truck Loading Access Inbound - 30 ft Truck Loading Access Outbound - 30 ft Truck
Index
WA12042.00 | 04.19.2013
G-01
Bush at 50 Florida Avenue Associates, LLLP | B&B 50 Florida Avenue, LLC | 50 Florida Avenue, NE, Washington, DC 20002
6
1
8
2
10
9
12
5
11
G-02
Location Map
WA12042.00 | 04.19.2013
1 Existing Property
2 View from Property across Florida Avenue
3 Existing Building across Florida Avenue

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4 Adjacent Building to the East

Context Photos G-03
5 Adjacent Buildings to the West
6 Alley Adjacent to Property
7 Rear Alley Looking East

G-04 Context Photos
8 Rear Alley Looking West

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9 View at Eckington Pl NW Looking North
10 View at Florida Avenue Looking North West
11 View at Florida Looking North East

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12 View at Florida Avenue Looking South East

Context Photos G-05
Zoning Analysis The project will pursue a consolidated PUD and Map amendment for Square 3516, Lots 819 and 134, using C-3-B zoning regulations as the basis of design. ADDRESS SQUARE, LOT ZONING DISTRICT 50 Florida Avenue, NE Square 3516, Lots 819 and 134 Lot 819: C-M-2 (current) Lot 134: C-2-A (current) Proposed PUD: C-3-B Lot 819: 40,659 SF Lot 134: 1,564 SF Proposed PUD: 42,223 SF Multi-family residential and retail, with parking, allowed as a matter of right.
LOT AREA
USES ZONING ITEM SECTION HEIGHT REGULATIONS 199.1
PERMITTED/REQUIRED
PREVIOUS
PROPOSED 90 feet / 9 stories 70.58 feet / 7 stories 60.75 feet / 6 stories
REMARKS COMPLIES
2405.1 FLOOR AREA 2405.2
In those districts in which the height of building is permitted to be ninety feet (90 ft.) or greater, the 90 feet / 9 stories 69 feet / 7 stories height of buildings shall be measured to the highest point of the roof excluding parapets not 60 feet / 6 stories exceeding three feet (3 ft.) in height. 90 feet maximum with a PUD 5.5 for residential 4.5 for commercial 5.5 total Residential = 149,915 GSF = 3.55 Commercial = 15,500 GSF = 0.37 Circulation = 38,472 GSF = .91 Total = 203,887 GSF = 4.83 77%
Residential = 196,029 GSF = 4.65 Commercial = 7,858 GSF = 0.19 Total = 203,887 GSF = 4.83 71% (29,890 SF)
COMPLIES
LOT OCCUPANCY 772.1 YARDS/SETBACKS 774.1 774.9 775.5 COURTS 776.3 776.4 ROOF STRUCTURES 411.3 411.5 411.7 770.6 PARKING 2101
100%
COMPLIES
Rear Yard: 2.5 inches/foot of height (12 feet minimum) 27 feet 8 inches, measured from the 80 feet * 2.5 inches = 16 feet 8 inches center line of the alley Where a lot abuts an alley, the depth of rear yard may be measured from the center line of the alley, to the rear wall of the building or other structure. 19 feet 8.5 inches Side Yard: if provided, 2 inches/foot of height (6 feet minimum) 90 feet * 2 inches = 15 feet Width: 4 inches/foot of height (15 feet minimum) Closed Court Area: 2 * square of width (350 square feet minimum) All penthouses and mechanical equipment shall be placed in one (1) enclosure. Enclosing walls from roof level shall be of equal height. 0.37 FAR 42,200 sf * 0.37 = 15,614 sf 1:1 setback from exterior walls 18 feet, 6 inches maximum height Residential: 1 for each 4 dwelling units 181 units / 4 = 46 spaces Retail: 1 per each 750 sf over 3,000 sf (7,500 sf - 3,000 sf) / 750 = 6 spaces Bicycles: Residential = 1 per 3 Units (181/3) = 61 spaces Retail = 5% of Reqd. parking (6 spaces * 5%) = 1 space Residential: 1 berth @ 55 feet 1 platform @ 200 square feet 1 delivery space @ 20 feet Retail: none required (retail componenet less than 8,000 square feet) 24'-6" diameter at irregular closed court Two enclosures Variable heights Area indeterminate FAR indeterminate No setback at closed court 22 feet 8 inches elsewhere 55 spaces 17 spaces 48 spaces
27 feet 8 inches, measured from the COMPLIES center line of the alley
Open court provided in lieu of side yard (side yard not required) Refer to drawing G-11
COMPLIES
COMPLIES
One enclosure Equal height 2,627 square feet 0.06 FAR 10 feet 4 inches at open court 16 feet elsewhere (1:1 setback) 210 spaces 6 spaces 61 residential spaces 6 retail spaces
COMPLIES COMPLIES COMPLIES RELIEF REQUESTED
COMPLIES COMPLIES COMPLIES
2119.2
LOADING 2201 1 berth @ 30 feet 1 platform @ 200 square feet No delivery space 1 berth @ 30 feet 1 platform @ 100 square feet 1 berth @ 30 feet 1 platform @ 200 square feet 1 delivery space @ 20 feet None RELIEF REQUESTED
COMPLIES
G-06
Project Data
WA12042.00 | 04.19.2013
Unit Mix Floor 1 Floor 2 Floor 3 Floor 4 Floor 5 Floor 6 Floor 7 Floor 8 Floor 9 Total 1 BR 1 BR + Den 3 7 12 8 14 3 14 3 14 3 14 3 8 1 4 1 4 1 87 (48%) 30 (16%) 2 BR 2 BR + Den 1 3 2 7 2 7 2 7 2 7 2 7 2 5 2 5 2 49 (27%) 16 (9%) Total 11 25 26 26 26 26 18 12 12 182
Building Area Gross Construction Exclusions 37,359 sf 37,359 sf 37,359 sf 37,359 sf 37,359 sf 37,359 sf 22,355 sf 808 sf 8,158 sf 300 sf 24,983 sf 130 sf 25,718 sf 130 sf 25,718 sf 130 sf 25,718 sf 130 sf 25,718 sf 130 sf 20,043 sf 100 sf 13,737 sf 70 sf 13,737 sf 70 sf 317,962 sf 114,075 sf 2,627 sf 0 sf Gross Floor Area 0 sf 0 sf 0 sf 21,547 sf 7,858 sf 24,853 sf 25,588 sf 25,588 sf 25,588 sf 25,588 sf 19,943 sf 13,667 sf 13,667 sf 203,887 sf 2,627 sf Floor Area Ratio
Floor Level 3rd Cellar 2nd Cellar 1st Cellar Ground Floor Residential Ground Floor Retail 2nd Floor 3rd Floor 4th Floor 5th Floor 6th Floor 7th Floor 8th Floor 9th Floor Total Penthouse
Unit count includes 10 inclusionary zoning 1 BR units Unit count includes 6 inclusionary zoning 2 BR units Total inclusionary zoning units: 16 (9%)
4.83 0.06
Parking Count Ground Accessible Spaces Van Spaces Standard Spaces Compact Spaces Total Spaces Bicycle Spaces
1st Cellar 6 1 1 40 21 63 62
2nd Cellar 2 57 24 83 -
3rd Cellar 57 7 64 -
Total 3 1 154 52 (25%) 210 68
Project Data
WA12042.00 | 04.19.2013
G-07
LEED 2009 for New Construction and Major Renovations

Project Checklist
17 5
Y ?
50 Florida Avenue, NE
4
N
Sustainable Sites
Prereq 1 Credit 1 Credit 2
Possible Points: 26
Y ? N
Materials and Resources, Continued

1 1 1 1 1 1 10 3 Y Y 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 2 1 1 1 1 1 1 1 2 1 1 1 1 46 31 33 1 3 2
Credit 4 Credit 5 Credit 6 Credit 7
Y 1 5 1 6 1 3 2 1 1 1 1 1 1 1 4 Y 2 2 4 2
Credit 3 Credit 4.1 Credit 4.2 Credit 4.3 Credit 4.4 Credit 5.1 Credit 5.2 Credit 6.1 Credit 6.2 Credit 7.1 Credit 7.2 Credit 8
Construction Activity Pollution Prevention Site Selection 1 Development Density and Community Connectivity 5 Brownfield Redevelopment 1 Alternative TransportationPublic Transportation Access 6 Alternative TransportationBicycle Storage and Changing Rooms 1 Alternative TransportationLow-Emitting and Fuel-Efficient Vehicles 3 Alternative TransportationParking Capacity 2 Site DevelopmentProtect or Restore Habitat 1 Site DevelopmentMaximize Open Space 1 Stormwater DesignQuantity Control 1 Stormwater DesignQuality Control 1 Heat Island EffectNon-roof 1 Heat Island EffectRoof 1 Light Pollution Reduction 1
Recycled Content Regional Materials Rapidly Renewable Materials Certified Wood
1 to 2 1 to 2 1 1
Indoor Environmental Quality

Prereq 1 Prereq 2 Credit 1 Credit 2 Credit 3.1 Credit 3.2 Credit 4.1 Credit 4.2 Credit 4.3 Credit 4.4 Credit 5 Credit 6.1 Credit 6.2 Credit 7.1 Credit 7.2 Credit 8.1 Credit 8.2
Possible Points: 15
Water Efficiency
Prereq 1 Credit 1
Possible Points: 10
2 to 4 2 2 to 4
2 2 2
Credit 2 Credit 3
Water Use Reduction20% Reduction Water Efficient Landscaping Innovative Wastewater Technologies Water Use Reduction
10 11 14 Y Y Y 8 11 7 2 2 3 2 3 Y 3 1 1 1 2 4 7
Energy and Atmosphere

Prereq 1 Prereq 2 Prereq 3 Credit 1 Credit 2 Credit 3 Credit 4 Credit 5 Credit 6
Possible Points: 35
Minimum Indoor Air Quality Performance Environmental Tobacco Smoke (ETS) Control Outdoor Air Delivery Monitoring Increased Ventilation Construction IAQ Management PlanDuring Construction Construction IAQ Management PlanBefore Occupancy Low-Emitting MaterialsAdhesives and Sealants Low-Emitting MaterialsPaints and Coatings Low-Emitting MaterialsFlooring Systems Low-Emitting MaterialsComposite Wood and Agrifiber Products Indoor Chemical and Pollutant Source Control Controllability of SystemsLighting Controllability of SystemsThermal Comfort Thermal ComfortDesign Thermal ComfortVerification Daylight and ViewsDaylight Daylight and ViewsViews
1 1 1 1 1 1 1 1 1 1 1 1 1 1 1
Fundamental Commissioning of Building Energy Systems Minimum Energy Performance Fundamental Refrigerant Management Optimize Energy Performance On-Site Renewable Energy Enhanced Commissioning Enhanced Refrigerant Management Measurement and Verification Green Power
Innovation and Design Process

Credit 1.1 Credit 1.2 Credit 1.3 Credit 1.4 Credit 1.5 Credit 2
Possible Points: 6
1 1 1 1 1 1
1 to 19 1 to 7 2 2 3 2
Innovation in Design: Green Housekeeping Innovation in Design: Process Energy Savings: Elevators Innovation in Design: Specific Title Innovation in Design: Specific Title Innovation in Design: Specific Title LEED Accredited Professional
Materials and Resources

Prereq 1 Credit 1.1 Credit 1.2 Credit 2 Credit 3
Possible Points: 14
1 to 3 1 1 to 2 1 to 2
Regional Priority Credits

Credit 1.1 Credit 1.2 Credit 1.3 Credit 1.4
Possible Points: 4
1 1 1 1
Storage and Collection of Recyclables Building ReuseMaintain Existing Walls, Floors, and Roof Building ReuseMaintain 50% of Interior Non-Structural Elements Construction Waste Management Materials Reuse
Regional Priority: Regional Priority: Regional Priority: Regional Priority:
SSc5.1 SSc6.1 EAc1 Specific Credit
Total
Certified 40 to 49 points Silver 50 to 59 points Gold 60 to 79 points
Possible Points: 110

Platinum 80 to 110
G-08
LEED Checklist
WA12042.00 | 04.19.2013
20'-0" NEW ALLEY WIDTH
ALLEY
28'-8" REAR YARD
SIXTH FLOOR GREEN ROOF
20'-0" NEW ALLEY WIDTH
ALLEY
8'-0" 8'-0"
SEVENTH FLOOR GREEN ROOF
PATIO
ROOF HATCH
SECOND FLOOR ROOF / COURTYARD
COOLING TOWER
TRASH & KITCHEN EXHAUST

2 CU 4'-0 RB " CU
OUTSIDE AIR SECOND FLOOR ROOF / COURTYARD
T
ARCHITECTURAL EMBELLESHMENT HIGH ALBEDO ROOF PAVERS
PATIO PATIO
FLO
RID
12
'-0
NE
"S
IDE
WA
LK
AV
EN
UE
25
50
100
SCALE 1=50
Illustrative Site Plan

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G-09
27'-0"
NEIGHBORING ROWHOUSES
PUBLIC ALLEY
30'-0"
ADJACENT COMMERCIAL STRUCTURE
16'-0"
51'-0"
VACANT LOT
NEIGHBORING COMMERCIAL STRUCTURE
Section
(east - west)
70'-0"
NEIGHBORING COMMERCIAL STRUCTURE
PUBLIC ALLEY
MEASURING POINT EL: 65.36'
47'-0"
NEIGHBORING ROWHOUSES
25
50
100
Section
(north - south)
SCALE 1=50
G-10
Site Sections
WA12042.00 | 04.19.2013
27'-8" REAR YARD
27'-8" REAR YARD
27'-8" REAR YARD
ALLEY
ALLEY
ALLEY
36.83'
ALLEY
ALLEY
67.3 3'
52
.67
RID
'
52
101. 33'
ALLEY
24.5
'
24.5
'
.67
RID
'
52
.67
RID
'
FLO
FLO AV EN UE NE
FLO AV EN UE NE
AV
EN
UE
NE
Court and Yard Exhibit

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G-11
RAMP UP
NOTE: REFER TO G-07 FOR PARKING COUNT
GARAGE AIR EXHAUST
GARAGE AIR INTAKE
UNEXCAVATED
16
32
64
SCALE 1/32=1-0
A-01
Cellar 3
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RAMP UP
RAMP DN
GARAGE AIR EXHAUST
GARAGE AIR INTAKE
16
32
64
SCALE 1/32=1-0
Cellar 2
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A-02
RAMP UP
RAMP DN
GARAGE AIR EXHAUST
BICYCLES
GARAGE AIR INTAKE
DOMESTIC AND FIRE PUMP ROOM
16
32
64
SCALE 1/32=1-0
A-03
Cellar 1
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ALLEY
SUNKEN TERRACE SUNKEN TERRACE SUNKEN TERRACE SUNKEN TERRACE SUNKEN TERRACE SUNKEN TERRACE SUNKEN TERRACE
10'x 20' Delivery
12'x 30' Loading Bay 200 sf Platform
B13 1BR+D 108
965 SF
B05 1BR+D 109
819 SF
B05 1BR+D 110
819 SF
B05 1BR+D 111
819 SF
B03 1BR+D 112
771 SF
113
1095 SF
114 115 B08-a 1BR+D
ALLEY
CORRIDOR
RAMP UP
PARKING PARKING EXIT ENTRY
FITNESS ROOM 588
65'-11"
"
RES. STORAGE 1316 30 STOR. UNITS
116
A06 1BR
865 SF
36'-10"
BOLLARDS TYP.
PLAZA
CU RB
RETAIL 1,540 SF
OFFICE 150 BUS. 141 RESIDENTIAL LOBBY
TRASH RM.
41
117
'-8
A06 1BR
118 B04 1BR+D

809 SF
24
CU
'-0
T
"
RA M UP P
FCR 163
UE
NE
12 '-0
"S
15 '-
AV
EN
IDE
WA
FLO
RID
25
'-0
RETAIL 5,981 SF
"
7"
LK
16
32
64
SCALE 1/32=1-0
Ground Floor
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A-04
Inclusionary Zoning Unit
ALLEY
198'-0"
A03-b 1BR
OPEN TO BELOW
A03-b 1BR 210 211 212
A03-b 1BR 213
214 C11 2BR

1131 SQ
3/4"
208
209
70'-0"
ALLEY
204
854 SQ 830 SQ
TEL/ ELEC
215
865 SQ
203
761 SQ
1168 SQ
53'-6
206
205
104'-0"
216 202
769 SQ
A06 1BR
48'-5
217
A06 1BR
1/2"
40'-5 7/8"
A07 1BR
POOL EQUIP.
201

101'-4
ROOF TERRACE PATIO PATIO
44
'-7
1/4
B10 1BR+D 226 883 SQ B09 1BR+D

879 SQ
C03 2BR 218 C01-a 2BR
"
225 224
A04 1BR 223 A04 1BR

665 SQ
219
220 A09-a 1BR 222 A04 1BR

690 SQ
FLO
AV
EN
NOTE: THE INTERIOR LAYOUTS SHOWN ON THE BUILDINGS PLANS ARE SCHEMATIC. CHANGES TO THE LAYOUTS, NOT AFFECTING THE EXTERIOR ENVELOPE OR THE SQUARE FOOTAGE DISTRIBUTION, MAY OCCUR.
UE
1235 SQ
NE
11 '-1 01 /2"
16
32
64
SCALE 1/32=1-0
A-05
Second Floor
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56'-1"
RID
13
8'-
665 SQ
221
0"
"
Inclusionary Zoning Unit @ 4th floor Inclusionary Zoning Unit @ 5th floor
ALLEY
198'-0"
Inclusionary Zoning Unit @ 5th floor Inclusionary Zoning Unit @ 3rd floor
*12 *11 *13 C11 2BR *14
53'-6 3/4"
*08
*09
*10
Inclusionary Zoning Unit @ 6th floor
1131 SQ
70'-0"
*07 *06 *05

104'-0"
1/2"
ALLEY
*03
TEL/ ELEC
*15 *16
B08-b 1BR+D
*04 *17 *02 *01

40'-5 7/8"
48'-5
*18
101'-4 "
'-7
1/4
"
C08 2BR *25
*26
1082 SQ
44
*19 C06 2BR

ROOF TERRACE PATIO
1002 SQ
Inclusionary Zoning Unit @ 3rd floor

PATIO
A04 1BR
FLO
*24 A04 1BR

665 SQ
*20 A09-b 1BR

690 SQ
AV
665 SQ
EN
UE
NE
11 '-1 01 /2"
56'-1"
RID
*23
13
8'-
0"
A04 1BR
*21 *22
Inclusionary Zoning Unit @ 3rd floor
16
32
64
SCALE 1/32=1-0
Typical Floor (3-6)

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A-06
ALLEY
198'-0"
GREEN ROOF TERRACE
TERRACE
TERRACE
TERRACE
TERRACE
TERRACE
TERRACE
70'-0"
ALLEY
C10 2BR 706
C12 2BR C07 2BR
1136 SQ
1125 SQ
689 SQ
635 SQ
1243 SQ
705
1005 SQ
104'-0"
702
44'-11 "
717
930 SQ
40'-5 7/8"
718
960 SQ
101'-4
701
1/4
726 725 C06 2BR

1002 SQ
C08 2BR
"
1082 SQ
44
'-7
724 A04 1BR
719 C01-b 2BR

PATIO
"
53'-6
708
711 A08 1BR
712 A01 1BR
715 D03 2BR+D
3/4"
ROOF TERRACE
PATIO
FLO
723 A04 1BR

665 SQ
722 A04 1BR

665 SQ
720 A09-b 1BR

690 SQ
AV
EN
UE
1235 SQ
NE
11 '-1 01 /2"
16
32
64
SCALE 1/32=1-0
A-07
Seventh Floor
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56'-1"
RID
13
8'-
0"
721
ALLEY
204'-4 1/2"
GREEN ROOF TERRACE
TERRACE
TERRACE
TERRACE
TERRACE
TERRACE
TERRACE
ALLEY
39'-4"
GREEN ROOF TERRACE @ EIGHTH FLOOR PATIO
PATIO
*17
71'-4
103'-4 1/2"
3/8"
*02
1279 SQ
40'-5 3/4"
*18
960 SQ
101'-4
*01
1/4
"
*26 *25 C06 2BR
C08 2BR
1082 SQ
44
'-7
1002 SQ
*24 A04 1BR
C01-b 2BR *19 *23 A04 1BR

665 SQ
PATIO
ROOF TERRACE
PATIO
*20 *22 A04 1BR
A09-b 1BR
690 SQ
FLO
AV
EN
UE
1235 SQ
NE
11 '-1 01 /2"
56'-1"
RID
13
8'-
0"
665 SQ
*21
"
32'-0 1/2"
66'-0"
16
32
64
SCALE 1/32=1-0
Eighth and Ninth Floor

WA12042.00 | 04.19.2013
A-08
ALLEY
ALLEY
PATIO
ROOF HATCH

10 '-4 "
COOLING TOWER
OUTSIDE AIR
ELEV. CONT. ARCHITECTURAL EMBELLESHMENT BOILER RM.
40'-10
16'-0"
1/2"
PATIO PATIO
AV
EN
UE
NE
16
32
64
SCALE 1/32=1-0
A-09
Penthouse
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35
'-7
FLO
RID
"
ALLEY
ALLEY
PATIO
ROOF HATCH
COOLING TOWER
OUTSIDE AIR SECOND FLOOR ROOF / COURTYARD
ARCHITECTURAL EMBELLESHMENT
HIGH ALBEDO ROOF PAVERS
PATIO PATIO
FLO
RID
AV
EN
UE
NE
16
32
64
SCALE 1/32=1-0
Roof
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A-10
DEN
KITCHEN
BEDROOM
LIVING / DINING ROOM
LIVING / DINING ROOM
BEDROOM KITCHEN
Typical 1 Bedroom
Typical 1 Bedroom + Den
16
SCALE 1/8=1-0
A-11
Typical Units
WA12042.00 | 04.19.2013
BEDROOM
DEN
KITCHEN KITCHEN LIVING / DINING ROOM BEDROOM BEDROOM
LIVING / DINING ROOM BEDROOM
Typical 2 Bedroom
Typical 2 Bedroom + Den

N 0 4 8 16
SCALE 1/8=1-0
Typical Units
WA12042.00 | 04.19.2013
A-12
ARCHITECTURAL EMBLELLISHMENT EIFS PENTHOUSE
CLEAR GLASS
0
ACCENT MASONRY
MASONRY METAL BALCONY RAILING
PRECAST CONCRETE BASE PLAZA 0 8 16 32 RETAIL STOREFRONT RESIDENTIAL ENTRANCE
RETAIL STOREFRONT
GATE AT FIRE EGRESS EASEMENT
SCALE 1/16=1-0
A-13
South Elevation
WA12042.00 | 04.19.2013
EIFS PENTHOUSE
MASONRY
ARCHITECTURAL EMBLELLISHMENT CLEAR GLASS
METAL BALCONY RAILING METAL PANEL ACCENT MASONRY PLAZA 0 8 16 32
SCALE 1/16=1-0
West Elevation
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A-14
EIFS PENTHOUSE
ARCHITECTURAL EMBLELLISHMENT BEYOND
MASONRY
CLEAR GLASS
METAL BALCONY RAILING
LOADING
16
32
SCALE 1/16=1-0
A-15
North Elevation
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ARCHITECTURAL EMBLELLISHMENT BEYOND EIFS PENTHOUSE
ACCENT MASONRY MASONRY
CLEAR GLASS FIRE EGRESS EASEMENT
16
32
SCALE 1/16=1-0
East Elevation
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A-16
MASONRY CLEAR GLASS METAL BALCONY RAILING
ACCENT MASONRY
16
32
SCALE 1/16=1-0
A-17
Court Elevation
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EIFS PENTHOUSE MASONRY CLEAR GLASS
ACCENT MASONRY
16
32
SCALE 1/16=1-0
Court Elevation
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A-18
EIFS PENTHOUSE MASONRY
ACCENT MASONRY
16
32
CLEAR GLASS
SCALE 1/16=1-0
A-19
Court Elevation
WA12042.00 | 04.19.2013

16'-0" PENTHOUSE HEIGHT
T.O. PENTHOUSE EL: 171.36'
14'-11"
90'-0" BUILDING HEIGHT
9'-7"
7 TH. FLOOR EL: 125.86' 6 TH. FLOOR EL: 116.28' 5 TH. FLOOR EL: 107.19' 4 TH. FLOOR EL: 98.11' 3 RD. FLOOR EL: 89.03' 2 ND. FLOOR EL: 79.94' UPPER LEVEL 1 EL: 69.86' RETAIL LEVEL EL: 65.36'
9'-7"
8 TH. FLOOR EL: 135.44'
9'-1"
T.O. PARAPET EL: 156.44' ROOF SURFACE EL: 155.36' STRUCT. ROOF (L.P.) EL: 154.78' 9 TH. FLOOR EL: 144.53'
1'-1"
MECHANICAL
10'-3"
RESIDENTIAL
9'-1"
RESIDENTIAL
9'-1"
RESIDENTIAL
9'-1"
OPEN COURT AND POOL
RESIDENTIAL
ADJACENT BUILDING
9'-1"
RESIDENTIAL
CLOSED COURT
11'-0" 4'-6" 10'-1"
RESIDENTIAL RETAIL SERVICE
PATIO
9'-8"
LEVEL B1 EL: 54.36' LEVEL B2 EL: 44.69' LEVEL B3 EL: 35.03'
PARKING
PARKING
9'-8"
PARKING
16
32
64
SCALE 1/32=1-0
East-West Building Section

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A-20

14'-11" 9'-1" 9'-7" 9'-7" 9'-1" 10'-3"
T.O. PARAPET EL: 156.44' ROOF SURFACE EL: 155.36' STRUCT. ROOF (L.P.) EL: 154.78' 9 TH. FLOOR EL: 144.53' 8 TH. FLOOR EL: 135.44' 7 TH. FLOOR EL: 125.86' 6 TH. FLOOR EL: 116.28' 5 TH. FLOOR EL: 107.19' 4 TH. FLOOR EL: 98.11' 3 RD. FLOOR EL: 89.03' 2 ND. FLOOR EL: 79.94' UPPER LEVEL 1 EL: 69.86' RETAIL LEVEL EL: 65.36'
1'-1"
REAR YARD
9'-1"
9'-1"
ADJACENT BUILDING
11'-0" 4'-6" 10'-1"
9'-1"
RESIDENTIAL
PATIO
LEVEL B3 EL: 35.03'
16
32
9'-8"
LEVEL B2 EL: 44.69'
9'-8"
LEVEL B1 EL: 54.36'
64
SCALE 1/32=1-0
A-21
North-South Building Section

WA12042.00 | 04.19.2013

14'-11"
9'-7"
8 TH. FLOOR EL: 135.44' 7 TH. FLOOR EL: 125.86' 6 TH. FLOOR EL: 116.28' 5 TH. FLOOR EL: 107.19' 4 TH. FLOOR EL: 98.11' 3 RD. FLOOR EL: 89.03' 2 ND. FLOOR EL: 79.94' UPPER LEVEL 1 EL: 69.86' RETAIL LEVEL EL: 65.36'
9'-1"
T.O. PARAPET EL: 156.44' ROOF SURFACE EL: 155.36' STRUCT. ROOF (L.P.) EL: 154.78' 9 TH. FLOOR EL: 144.53'
1'-1"
PENTHOUSE
10'-3"
PATIO
9'-1"
9'-7"
RESIDENTIAL
RESIDENTIAL COURT
RESIDENTIAL
9'-1"
RESIDENTIAL
RESIDENTIAL
9'-1"
RESIDENTIAL
RESIDENTIAL
9'-1"
RESIDENTIAL
RESIDENTIAL
11'-0" 4'-6" 10'-1"
RESIDENTIAL RETAIL
9'-8"
LEVEL B1 EL: 54.36' LEVEL B2 EL: 44.69' LEVEL B3 EL: 35.03'
PARKING
PARKING
9'-8"
PARKING
16
32
64
SCALE 1/32=1-0
North-South Building Section

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A-22
ARCHITECTUAL EMBELLSHMENT DEFINES THE RESIDENTAIL ENTRY
ACCENT MASONRY (1 PROJECTION)
METAL PANEL METAL BALCONY RAILING CLEAR GLASS
PAINTED SLAB EDGE RESIDENTIAL COURT
PRECAST SILL METAL PANEL METAL PANEL INFILL
RESIDENTIAL ENTRY
REAIL ENTRY ALONG FLORIDA AVENUE
SCALE 1/4=1-0
PRECAST CONCRETE BASE
A-23
Enlarged Elevations
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METAL PANEL EIFS
ACCENT MASONRY (1 PROJECTION)
TYPICAL MASONRY CLEAR GLASS METAL BALCONY RAILING PAINTED SLAB EDGE
RESIDENTIAL COURT METAL RAILING METAL PANEL INFILL PAINTED LOUVERS ACCENT MASONRY (1 PROJECTION) DECORATIVE ELEMENTS TO SCREEN PARKING ENTRANCE/ EXIT LARGE STOREFRONT GLASS AT REAIL
RETAIL PLAZA FOR OUTDOOR CAFE SEATING
Enlarged Elevations
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A-24
METAL PANEL
CLEAR GLASS
PRECAST SILL
PAINTED SLAB EDGE
ACCENT MASONRY WITH 1 INCH PROJECTION
TYPICAL MASONRY
SCALE 1/2=1-0
A-25
Enlarged Elevations
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West Perspective
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A-26
A-27
Northwest Perspective
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Southeast Perspective
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A-28
A-29
Aerial Southwest Perspective

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Aerial Northeast Perspective

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A-30
March 21 @ 8 am
March 21 @ 12 pm
March 21 @ 5 pm
June 21 @ 8 am
June 21 @ 12 pm
June 21 @ 5 pm
A-31
Shadow Study
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September 21 @ 8 am
September 21 @ 12 pm
September 21 @ 5 pm
December 21 @ 8 am
December 21 @ 12 pm
December 21 @ 5 pm
Shadow Study
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A-32
EIFS(Exterior Insulation Finish System)
Metal Panel Brick
Painted Metal
Cast Stone
Precast Base
Glass
A-33
Material Board
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THIS SHEET INTENTIONALLY LEFT BLANK
Intentionally Left Blank

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A-34
15
30
60
SCALE 1=30
L-101
Site Plan
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ALLEY PLAN - A
Campsis radicans Clematis Liriope
Typical for length of Alley
Clematis overhead trellis Panicum virgatum 'Heavy Metal' Campsis radicans (2) Vertical planting screen Pennisetum 'Hamelin' Rudbeckia fulgida 'Goldsturm' Chicago Apache Daylily Liriope 'Big Blue' Nandina Ilex 'Sky Pencil'
bubbler fountain feature
Pennisetum setaceum 'Rubra' Campsis radicans (7) Vertical planting screen Clematis Liriope
5' pool
3' pool
ramp
POOL DECK PLAN - B ADA contrasting paver Cafe seating, to be supplied by tenant / owner 12"x24" Hanover architectural concrete pavers, color to complement building. 2' wide band - 4"x8" Hanover "Prest" colored concrete paver, tumbled finish Quercus bicolor Plaza
2' wide band - 4"x8" Hanover "Prest" colored concrete paver, tumbled finish 12"x24" Hanover architectural concrete pavers, color to complement building.
Panicum virgatum 'Heavy Metal' Campsis radicans Rudbeckia fulgida 'Goldsturm' Campsis radicans Clematis Liriope EASTERN FENCELINE PLAN - C
Plant List
10
20
40
SCALE 1=20
NOTES: 1. All streetscape / ROW will comply with DC / NOMA regulations. 2. Streetscape design will be consistent continuously along the length of the Florida Avenue property. 3. Site furnishing for plaza to be specified & supplied by commercial tenant. STREETSCAPE & PLAZA PLAN - D 4. Site furnishings for pool plaza to be specified by owner. 5. All ground cover areas will be underplanted with seasonal bulbs.
A B
BOLLARDS, TYP.
D DETAIL SITE LOCATIONS
Planting Plan
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L-102
TREE PLANTING
NOT TO SCALE
R = 10.2 " 1.90" O.D. STEEL TUBING BIKE RACK, LOCATE AT 36" O.C.
C
2'
SHRUB PLANTING
NOT TO SCALE
E
1.
PERENNIAL PLANTING
NOT TO SCALE
CONCRETE PAVING- TYP.
PLANTING NOTES: TILL AND PREPARE SOIL IN ENTIRE PLANTING BED ACCORDING TO SPECIFICATIONS. HAVE SOIL SAMPLES FROM THE PREPARED BEDS TESTED TO ENSURE THAT THE CHEMICAL AND MECHANICAL PROPERTIES COMPLY WITH THE SPECIFICATIONS. SUPPLY LA WITH COPIES OF THE LAB REPORTS AND OBTAIN APPROVAL OF THE PREPARED SOIL FROM THE LA BEFORE PLANTING. 2. DO NOT DRIVE MACHINERY OVER PREPARED PLANTING BEDS, OR OTHERWISE COMPACT THE SOIL AFTER PREPARATION. 3. THE LA WILL TAG PROPOSED TREES AT THE NURSERY. 4. FOR ALL OTHER PLANT MATERIAL, SUBSTITUTIONS MUST BE APPROVED BY THE LA BEFORE THE PLANTS ARE BROUGHT TO THE SITE. 5. IF DISCREPANCIES BETWEEN THE PLANTING PLAN AND PLANT LIST OCCUR, THE PLANTING PLAN TAKES PRECEDENCE
SURFACE MOUNT; 3 " DIA. CORROSIVE RESISTANT BOLT. 8 CONCRETE PAVING; SEE CIVIL DRAWINGS.
1'-6" 3' 6' 1'-6"
TYPICAL PLAN
SECTION
NOTES: 1. ALL RACKS AND BASE PLATES SHALL BE HOT-DIP GALVANIZED BEFORE MOUNTING IN PLACE 2. SEE PLAN FOR LOCATIONS AND LAYOUT
B
L-103
BIKE RACK
NOT TO SCALE
BULB PLANTING
NOT TO SCALE
Details
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Plant Images
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L-104
EX. 16'
PUBLIC
ALLEY
EX. 12' PUBLIC
ALLEY
SHEET INDEX:
PORTER STREET, NE
PORTER STREET, NE
ln Roa
d NE
North Capitol St
Flo
Linco
Quincy Pl NW
rid
aA
Q St NE
ve
NW
FL
NOTE
North Capitol St
, N E
1st St NE
O St NW
O St NE
Ne
wY
ork
VICINITY MAP
SCALE: 1"= 500'
15
30
60
SCALE 1=30
C-101
Existing Conditions Plan

WA12042.00 | 04.19.2013
Eckin
EN
UE
P St NW
P St NE
gton P
AV
ve
NE
Ave
l NE
OR
Bates St NW
IDA
Porter Pl NE
SITE
Flo rid aA
1st St NE
EX. 16'
PUBLIC
ALLEY
PORTER STREET, NE
EX. 12' PUBLIC

FL OR
ALLEY
IDA
AV
EN
UE
, N E
LEGEND:
THIS SHEET IS FOR EROSION AND SEDIMENTATION CONTROL PURPOSES ONLY!!!

N 0 15 30 60 SCALE 1=30
LOD
WA12042.00 | 04.19.2013
Erosion and Sediment Plan
C-102
EX. 16' PUBLIC ALLEY
PROPERTY LINE
20' PUBLIC ALLEY
(WIDENED)
PROPERTY LINE
20' PUBLIC ALLEY
SUNKEN PATIO
SUNKEN PATIO
SUNKEN PATIO
SUNKEN PATIO
SUNKEN PATIO
SUNKEN PATIO
SUNKEN PATIO
BIKE RACKS LOCATION
(WIDENED)
10'x 20' Delivery
12'x 30' Loading Bay 200 sf
PROPERTY LINE
AL
SW
CR
OS
OS
SW
CR
AL
AL
PROPERTY LINE
RE S EN IDEN TR AN TIAL CE
SW
CR
OS
PROPERTY LINE
FL
OR
TW
O-
IDA
WA
YT
AV
RA
EN
FF
IC
UE
, N E
15
30
60
SCALE 1=30
C-103
Site Plan
WA12042.00 | 04.19.2013
20' PUBLIC ALLEY
(WIDENED)
20' PUBLIC ALLEY
SUNKEN PATIO
SUNKEN PATIO
SUNKEN PATIO
SUNKEN PATIO
SUNKEN PATIO
SUNKEN PATIO
SUNKEN PATIO
(WIDENED)
10'x 20' Delivery
STORM WATER MANAGEMENT NARRATIVE:

FL
OR
TW
O-
IDA
PLUMBING: UTILITY INFORMATION
WA
YT
AV
RA
EN
FF
15
30
60
IC
UE
, N E
SCALE 1=30
NOTE
Utility Plan
WA12042.00 | 04.19.2013
C-104

+ 69.63
71.30+
2%
PROPERTY LINE
20' PUBLIC ALLEY
(WIDENED)
79.34+
2%
+ 70.71
+71.79
SUNKEN PATIO SUNKEN PATIO SUNKEN PATIO SUNKEN PATIO SUNKEN PATIO
79.57+
SUNKEN PATIO
PROPERTY LINE
SUNKEN PATIO
69.86 + + 69.86
20' PUBLIC ALLEY
BIKE RACKS LOCATION
10'x 20' Delivery
PROPERTY LINE
AL
SW
CR
OS
OS
SW
(WIDENED)
70.16 +
CR
AL
2%
66.09 + TC 66.47 BC 65.89

AL K SW
2%
66.45 +
FFE 66.03 + 66.70 + +

PROPERTY LINE PROPERTY LINE
TC 66.03 BC 65.45
OS
CR
66.05 + +
TC 65.75 BC 65.17
65.61 + TC 65.36 BC 64.78 + 65.36 TC 65.28 BC 64.70 + +

2%
+ 64.72 +
2%
TC 65.06 BC 64.48
N 0 15 30 60
+ 65.85 +
TC 64.74 BC 64.16
SCALE 1=30
C-105
Grading Plan
WA12042.00 | 04.19.2013
20' PUBLIC ALLEY
(WIDENED)
SUNKEN PATIO
SUNKEN PATIO
SUNKEN PATIO
SUNKEN PATIO
SUNKEN PATIO
SUNKEN PATIO
SUNKEN PATIO
PROPERTY LINE
SERVICE 10'x 20' 12'x 30' Delivery Loading Bay

200 sf
DELIVERY
DN GARAGE ENTRY/ EXIT

AL K SW
CR
OS
OS
SW
CR
AL
AL
CR
OS
SW
LEGEND
FL
VEHICULAR ACCESS
OR
TW
O-
IDA
PEDESTRIAN ACCESS
WA
YT
AV
RA
EN
FF
IC
UE
SERVICE VEHICULAR ACCESS
, N E
15
30
60
SCALE 1=30
Circulation Plan
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C-106
C-501
Erosion and Sediment Control Details

WA12042.00 | 04.19.2013
ALLEY
10'x 20' Delivery
65'-11"
36'-10"
41
'-8
"
BOLLARDS TYP.
CU
RB
24
CU
'-0
T
"
ALLEY
FLO
RID
AV
EN
UE
NE
N 0 15 30 60
SCALE 1=30
Loading Access Inbound - 20 ft Truck

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C-601
ALLEY
10'x 20' Delivery
65'-11"
36'-10"
41
'-8
"
BOLLARDS TYP.
CU
RB
24
CU
'-0
T
"
ALLEY
FLO
RID
AV
EN
UE
NE
15
30
60
SCALE 1=30
C-602
Loading Access Outbound - 20 ft Truck

WA12042.00 | 04.19.2013
ALLEY
10'x 20' Delivery
BOLLARDS TYP.
ALLEY
FLO
RID
AV
EN
UE
NE
N 0 15 30 60
SCALE 1=30
Loading Access Inbound - 30 ft Truck

WA12042.00 | 04.19.2013
C-603
ALLEY
10'x 20' Delivery
BOLLARDS TYP.
ALLEY
FLO
RID
AV
EN
UE
NE
15
30
60
SCALE 1=30
C-604
Loading Access Outbound - 30 ft Truck

WA12042.00 | 04.19.2013

50 Florida Avenue NE PUD Submission - Final - 4.19 - Small File

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50 Florida Avenue, NE

2 View from Property across Florida Avenue

3 Existing Building across Florida Avenue

4 Adjacent Building to the East

5 Adjacent Buildings to the West

6 Alley Adjacent to Property

7 Rear Alley Looking East

8 Rear Alley Looking West

9 View at Eckington Pl NW Looking North

10 View at Florida Avenue Looking North West

11 View at Florida Looking North East

12 View at Florida Avenue Looking South East

USES ZONING ITEM SECTION HEIGHT REGULATIONS 199.1

PROPOSED 90 feet / 9 stories 70.58 feet / 7 stories 60.75 feet / 6 stories

2405.1 FLOOR AREA 2405.2

COMPLIES COMPLIES COMPLIES RELIEF REQUESTED

COMPLIES COMPLIES COMPLIES

Total 3 1 154 52 (25%) 210 68

LEED 2009 for New Construction and Major Renovations

Materials and Resources, Continued

Recycled Content Regional Materials Rapidly Renewable Materials Certified Wood

Indoor Environmental Quality

Energy and Atmosphere

Innovation and Design Process

Materials and Resources

Regional Priority Credits

Regional Priority: Regional Priority: Regional Priority: Regional Priority:

SSc5.1 SSc6.1 EAc1 Specific Credit

Possible Points: 110

20'-0" NEW ALLEY WIDTH

28'-8" REAR YARD

SIXTH FLOOR GREEN ROOF

20'-0" NEW ALLEY WIDTH

SEVENTH FLOOR GREEN ROOF

SECOND FLOOR ROOF / COURTYARD

TRASH & KITCHEN EXHAUST

OUTSIDE AIR SECOND FLOOR ROOF / COURTYARD

Illustrative Site Plan

ADJACENT COMMERCIAL STRUCTURE

NEIGHBORING COMMERCIAL STRUCTURE

NEIGHBORING COMMERCIAL STRUCTURE

27'-8" REAR YARD

27'-8" REAR YARD

27'-8" REAR YARD

Court and Yard Exhibit

NOTE: REFER TO G-07 FOR PARKING COUNT

GARAGE AIR EXHAUST

GARAGE AIR INTAKE

GARAGE AIR EXHAUST

GARAGE AIR INTAKE

GARAGE AIR EXHAUST

GARAGE AIR INTAKE

DOMESTIC AND FIRE PUMP ROOM

10'x 20' Delivery

12'x 30' Loading Bay 200 sf Platform

B13 1BR+D 108

B05 1BR+D 109

B05 1BR+D 110

B05 1BR+D 111

B03 1BR+D 112

114 115 B08-a 1BR+D

PARKING PARKING EXIT ENTRY

FITNESS ROOM 588

07 06 *05

04 17 02 01

26 25 C06 2BR

C01-b 2BR 19 23 A04 1BR

20 22 A04 1BR