OG 03-47


East side of the 1500 block of 32nd Street, NW
East side of the 1500 block of 32nd Street, NW
United States

D.C. Department of Consumer and Regulatory Affairs
Five new three-story townhouses
Review Type
Concept. (Last seen: 22 April 2003)


AGENDA ITEM EXHIBIT:  Recommend AGAINST concept design for construction of five new houses, in coordination with review of case O.G. 03-48 (lot 19), which, as proposed, will have an adverse impact on the character of this block.  The historic character of the existing 1500 block of 32nd Street is defined by mostly two-story houses, the narrow street, and the existing large trees.  As proposed, the houses will be too tall in relation to the two-story houses in the immediate neighborhood.  Of the five houses proposed, only the one on lot 73 to the north could be taller than the houses across 32nd Street as it would relate to the taller houses facing Q Street across the public alley.  Therefore, there is no objection to general concept for location, scale and massing of proposed three-story house on lot 73.  However, the four row houses to the south should be no more than two stories high.  The original concept design in 1998 proposed only two row houses in this location across the street from a one-story garage and a three-story house at the north corner with the alley.  In that context, the concept had been approved.  However, the addition of two more row houses to the south greatly increases the adverse impact to the residences across the street.  Taken as a whole, the group of four houses should be no taller than two stories high.  The Commission appreciates the removal of the garages from the front of the houses.  All measures should be taken to protect the existing large trees, including further setbacks from the curb and careful studies of changes to the grading and installation of sidewalks.  File new submission of revised concept design for four two-story high houses on the south end of the street for review by the Commission when ready.  File new submission of concept development for proposed three-story house on lot 73 at the north end corner with the alley for review by the Commission when ready.  Note is made that the ANC 2E has appealed to BZA to review previous zoning rulings on this project.