MRP 600 RI, LLC and MBR Investment Partners LLC

MRP 600 RI, LLC and MBR Investment Partners LLC

APPLICATION TO THE
OFFICE OF PLANNING FOR LARGE TRACT REVIEW

Square 3629; Lots 7, 813 and 814

APRIL 11, 2017

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8926863.1

DEVELOPMENT TEAM

APPLICANT: / MRP 600 RI, LLC and MBR Investment Partners LLC
PROJECT ARCHITECT;
LANDSCAPE ARCHITECT;
TRANSPORTATION ENGINEER;AND CIVIL ENGINEER: / SK+IArchitecture
4600 East West Highway
Bethesda, MD 20814
Oculus
2410 17th Street, NW
Suite 201
Washington, DC 20009
Gorove Slade Associates
1140 Connecticut Avenue, NW
Suite 700
Washington, DC 20036
Bohler Engineering
1301 Pennsylvania Avenue, NW
Washington, DC 20004
LAND USE COUNSEL: / Goulston & Storrs
1999 K Street, NW
5th Floor
Washington, DC 20006

EXHIBITS

DESCRIPTION / EXHIBITS
Application Form / A
Authorization Letter / B
List of Owners of Property within 200 feet of the Subject Site
Comprehensive Transportation Report
Comprehensive Plan Maps
Positive Attributes of Project
Site, Building, and Zoning Plans; Elevations; Photographs; Zoning Tabulation Chart / C
D
E
F
G

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8926863.1

PREFACE

This statement and the attached documents support the application of MRP 600 RI LLC (“MRP”) and MBR Investment Partners LLC (collectively, “Applicant”)for Large Tract Review (“LTR”). The Subject Property consists of approximately 13 acres of land, and is formally designated as: Square 3629, Lots 7, 813 and 814(the “Subject Property”). The Subject Property is currently the site of the Rhode Island Center, a strip shopping mall located along Rhode Island Avenue. The shopping center is comprised of a series of one-story retailers and a surface parking lot. The shopping center has frontage on both Rhode Island Avenue and4th Street NE; it is bounded by 4th Street to the west, Rhode Island Avenue to the south, the Metrorail tracks and the Metropolitan Branch Trail to the east and the Edgewood Terrace apartments to the north.

This application includes a phased development plan that consists ofseven phases of construction. This application is not inconsistent with the District of Columbia Comprehensive Plan, D.C. Law 16-300, 10 DCMR (Planning and Development) § 100 etseq. (2006) (the “Comprehensive Plan”), will not have adverse impacts on the community,and furthers numerous goals and policies of the District of Columbia. Submitted in support of this application is a completed application form, architectural drawings, and a map depicting the Zoning District for the properties impacted by this application and the surrounding area.

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8926863.1

I.INTRODUCTION

A.Background

The project presented in this application is substantially similar to the mixed-use residential project approved by the Zoning Commission in Zoning Commission Case No. 15-16. The Applicant, however, is now pursuing a matter-of-right project, which is required to undergo review through the Large Tract Review process.

TheSubject Property is an underutilized strip shopping center that is improved with a two-story strip shopping center and a self-storage warehouse with frontage along Rhode Island Avenue. The shopping center is anchored by Save-A-Lot, Big Lots, and Forman Mills. The center was initially developed in 1984, when there was a dearth of retail opportunities in this part of Ward 5; it has remained largely unchanged since that time. The design of the shopping center is a product of the times in which it was built: it is auto-centric, set back from the street and does not interact with the greater community; it does not facilitate connections within the community but rather isolates itself, creating a barrier between the Metropolitan Branch Trail and the pedestrian path to the Rhode Island Avenue-Brentwood Metrorail Station.

The shopping center is located on the north side of Rhode Island Avenue from the Rhode Island Avenue-Brentwood Metrostation. This station connects this neighborhood with other areas of the city creating easy access for nearby residents to other parts of DC, as well as making the community for others more accessible. Nevertheless, the shopping center does not highlight the Metrorail or take advantage of the ease of access it provides. Rather, the significant grade of the center and its extensive set back from Rhode Island Avenue all but requires one to drive to the site. It does not encourage pedestrian traffic and it does not harness the benefits of being proximately located to a Metrorail station or the Metropolitan Branch Trail. The Applicant views the project proposed herein as an opportunity to integrate the site into the community and to utilize the momentum the Metrorail and the Metropolitan Branch Trail have to offer. The project will anchor the north side of Rhode Island Avenue with a strong residential presence with functional retail space that will serve neighborhood residents and ultimately establish this locale as a destination in and of itself.

Planning policies and Ward 5 have changed dramatically since this center was first constructed and the Applicant now seeks to move forward withseven phases of development on the Subject Property. This project will transform an underutilized property into a project that will contribute to the growth and success of the Rhode Island Avenue Corridor.

B.Jurisdiction, Scope of Review and Compliance with Filing Requirements

The Project is subject to LTR because it will contain more than 50,000 square feet of commercial gross floor area, as shown on the plans attached as Exhibit F(the “Plans”)and it involves the subdivision of property that is greater than 10 acres in size. See 10 DCMR §§ 2300.1(a) and (b)(10 DCMR § 2300 is hereby referred to as the “LTR Regulations”). The scope of review for this Application is limited to consistency with District laws, regulations, and the Comprehensive Plan for the National Capital (“Comprehensive Plan”) and traffic, neighborhood and design, quality of life, and environmental impacts. Id. § 2302.1. The Project is consistent with all applicable District laws and regulations (including without limitation the District of Columbia Zoning Regulations (“Zoning Regulations”) and is consistent with applicable elements of the Comprehensive Plan. None of the Project’s impacts, as described herein, are adverse to the neighborhood or the District as a whole. Accordingly, the Project satisfies the review criteria of Section 2302.1 of the LTR Regulations.

Attached hereto are the following exhibits in satisfaction of the filing requirements of Sections 2301.2 and 2301.3 of the LTR Regulations:

• A completed certification form, in accordance with Section 2301.3(a), is attached as Exhibit A;
• An existing conditions plan is included in Exhibit H, including a description of existing topography, soil conditions, vegetation, drainage consisting of written material, plats, maps and photographs, identification of mature trees to remain and percent of site to be covered by impervious surface (Section 2301.2(b));
• Civil drawings describing the proposed conditions are included in Exhibit H, including the topography including street grades and other grading contours; drainage and sewer and water distribution; treatment of existing natural features such as steep slopes, ravines, natural watercourses; method of solid waste collection; and estimated water consumption (Section 2301.2(b)).
• A transportation analysis is attached as Exhibit D, including the proposed circulation system including general location of roadway, driveways and sidewalks; relationship of the proposed circulation system to the District’s street system; estimated number and type of trips assumed to be generated by the project, and assumed temporal and directional distribution; accommodations for and use of parking and loading areas; traffic management requirements; relationship of the proposed project to the mass transit system; before and after capacity analyses and level of service at critical intersections (Sections 2301.2(c) and 2301.3(j));
• A site plan including a subdivision plan is attached as Exhibit F with additional information supplemented in the statement, including approximate location and description of all structures the proposed use, location, dimensions, number of stories and heights of buildings; type of ownership and management arrangement; staging plan describing the phasing of construction; information concerning any required new public facilities and estimated impact on existing public facilities other than streets or sewer (schools, recreation, police, fire, etc.) and relationship of the proposed structure to public space (Sections 2301.2(d), 2301.3(f) and 2301.3(i));
• The name, address and signature of all owners, and address of property included in the area to be developed and written evidence of agent authorization, in accordance with Section 2301.3(b), is attached as Exhibits B and C;
• A map showing location of the proposed project and the existing zoning of the site, in accordance with Section 2301.3(c), is attached as Exhibit H;
• A statement indicating the contribution of the project toward implementing city and community goals and policies, in accordance with Section 2301.3(d), is provided in Section IV(c) below;
• A statement indicating the relationship of the proposed development to the objectives of the District Elements of the Comprehensive Plan, in accordance with Section 2301.3(e), is provided in Sections IV(a) and (b) below;
• A general circulation plan, including the location of vehicular and pedestrian access ways, other public space and the location and number of all off-street parking and loading spaces, loading berths and service delivery spaces, in accordance with Section 2301.3(g), is included in the attached Plans;
• Typical floor plans, in accordance with Section 2301.3(h), are included in the attached Plans;
• A general statement of the approximate schedule of building construction, in accordance with Section 2301.3(i), is discussed in Section III below; and
• Vehicular trip generation, trip assignment and before and after capacity analysis and level of service at critical intersections, in accordance with Section 2301.3(j), is included in the attached Exhibit D.

Accordingly, upon review of this statement and the enclosed materials, the Applicant requests that OP find that this Application satisfies the requirements of LTR.

C.The Applicant

As the owner of Lot 813 and 814, MRPoffersexceptional experience combined with a creative, entrepreneurial approach to the business of real estate.Its integrated skills and knowledge of the Washington metropolitan market enable MRP to identify opportunities and guide the development process effectively, yielding consistent value and superior results. MRP works closely with its investment partners and project teams to deliver properties that set new standards in this dynamic market.Its professionals embrace bold opportunities with a discerning eye—exploring true potential to realize optimal investment value for our partners.

MRP knows that great ideas in real estate require careful thought and a meticulous course of action.Its strategies are built around critical benchmarks throughout the life of a project—from the earliest acquisition and pre-development phases through final marketing and leasing. At every key step, it assesses and refinesits approach—ensuring that it takes advantage of the most resourceful and productive strategies from start to finish.

MRP is recognized for the superior quality of its residential work. MRP is currently moving forward with its Riverfront project in the Capital Gateway Overlay and it recently delivered a portion of its Washington Gateway project.

MBR Investment Partners has owned lot 7 since 1984 and developed the strip mall currently on the site.

II.THE PROPOSED PROJECT

A.Description of the Subject Property and Surrounding Area

The Subject Property includes just over13 acres and is improved with a strip shopping center and surface parking lot. The Subject Property has frontage on both 4th Street and Rhode Island Avenue, yet the bulk of the site is set back from Rhode Island Avenue. The Subject Property is defined by a significant grade change from south to north. There is a 40 foot grade difference between its frontage on Rhode Island Avenue and the northeast corner of the Subject Property. There are a series of retail uses as well as a church that are not included in the Subject Property that stand betweena portion of the Subject Property and Rhode Island Avenue. To the west of the Property are a series of low-scale commercial establishments lining 4th Street, as well as low-scale residential rowhouses; to the north of the Property is an eleven-story apartment house that stands approximately 110 feet tall; to the east of the Property are railroad tracks that separate the Property from a series of low-scale commercial, industrial and residential uses; finally, to the south of the Property are low-scale industrial and commercial uses on the south side of Rhode Island Avenue. The Property is located across Rhode Island Avenue from the Rhode Island Avenue-Brentwood Metrorail station and is immediately adjacent to the Metropolitan Branch Trail. It is also located along the G8, D8 and P6 bus lines.

B.Project Description

The existing strip commercial shopping center along Rhode Island Avenue, NE is located in the MU-7 Zone District. The Subject Property is located in the Medium Density Residential land use and Mixed-Use, Moderate Density Commercial land use categories on the District of Columbia’s Comprehensive Plan Future Land Use Map and within the boundaries of Advisory Neighborhood Commission 5E.

The Project consists of six blocks, nine buildings, and seven phases to be constructed on two record lots consisting of approximately 13 acres of land. Six of the phases will include a residential and retail component; Block 2B will consist solely of retail uses(“Project”). The Property will be subdivided to create two record lots: Lot A and Lot B. Blocks 1A, 1B, 2A, 2B, 3, 5A, 5B and 6 will be located on Lot A while Blocks 4 and 5B will be located on Lot B. Lot A will be approximately 480,943 square feet in size while Lot B will be approximately 98,814 square feet in size.

The first phase of development will include the two eastern blocks of development on Lot A: Blocks 1A and 1B; and Block 5B on Lot B. These blocks provide the key link to the Rhode Island Avenue Metrorail Station, Rhode Island Avenue, and the Metropolitan Branch Trail. Blocks 1A and 1B are immediately adjacent to the pedestrian bridge that provides access to the Metrorail station and will serve as the eastern gateway to the project, while Block 5B is located adjacent to Rhode Island Avenue, providing an important connection with a primary vehicular entrance.

The overall project consists of a total of approximately 272,000 square feet of retail uses and approximately 1,550 units. The residential uses will include a mix of unit types from studios to three-bedrooms. Eight percent of the residential gross floor area will be dedicated to affordable housing, which will be distributed throughout each phase of development.[1] Each block will provide ground floor retail, which will help anchor and support the residential units provided. The buildings on each respective lot will share a single measuring point, both of which are located on 4th Street.

The proposed site plan includes a main street that runs from east to west, referred to as Bryant Street, since it is a continuation of the leg of Bryant Street on the west side of 4th Street. This roadway will be maintained as a private roadway but will be fully accessible to the public. Bryant Street will be lined by sidewalks to ease pedestrian travel through the site and will include a bike lane on the northern side of the roadway that connects an existing cycle track on 4th Street with the Metropolitan Branch Trail. A public plaza area will be located along Bryant Street at the eastern end of the Property, which will connect to the pedestrian bridge leading to the Metrorail Station. The proposed site plan also includes two key stair connections to the property to its north to help facilitate community access to the Metrorail station.

Block 1A will be located in the northeast corner of the site; it will not have street frontage on any public rights of way but will front on Bryant Street. It will include approximately 214 units and eight percent of the residential gross floor area will be dedicated to affordable units, including two and 2 bedroom/Den units. The first floor of the building will be dedicated to approximately 9,500 square feet of retail use. The Applicant may convert approximately 9,000 square feet of residential use to retail use along the eastern portion of the building in the event there is demand for retail in this location. The building will be65 feet in height, as measured in 4th Street, and loading and parking will both be provided on-site. One 40 foot loading berth will be provided with access from the private drive and approximately 333parking spaces will be provided in a below-grade garage shared with Block 1B.

Block 1B will be located on the southeast corner of the Subject Property and have frontage directly on Rhode Island Avenue. It will include approximately 152 residential units and eight percent of the residential gross floor area will be reserved as affordable housing. Approximately 54,000 square feet will be reserved for retail uses. The retail space will line Rhode Island Avenue, helping to create an active streetscape. The retail will also screen portions of the garage that are not below grade so that they are not visible from the roadway. The building will be 65 feet tall, as measured from 4th Street.

Blocks 2A and 2Bare located immediately west of Block 1A. Along withtheir southern counterpart, Block 6, they will establish the retail stronghold on the site as they will line the interior roadway with retail uses, creating a pedestrian-friendly experience through the site that links the MBT and Metrorail with 4th Street. The Applicant anticipates that Block 2B will be dedicated in its entirety to a movie theater, while Block 2A will be dedicated primarily to residential uses, with ground floor retail. Block 2A will consist of approximately 13,650square feet of retail gross floor area and 282 residential units while Block 2B will consist of 50,610 square feet of retail gross floor area. Like Block 1A, Block 2 will not have frontage on a public right-of-way and will only have frontage on Bryant Street. Both buildings will be 65 feet tall as measured from 4th Street and include a total of 414 parking spaces in a shared garage.[2] The parking will be accessed from an interior drive, along with a 40 foot loading berth.