100101 CPMtg Pres 150224
February 24, 2015
Consulting Parties Meeting No. 2 DRAFT
February 24, 2015
Cotton Annex and GSA ROB Parcel Exchange Agenda • Introductions • Project Overview and Undertaking • Area of Potential Effects (APE) • Cultural Resources Report • Cotton Annex • Regional Office Building • Schedule and Next Steps
1
Cotton Annex and GSA ROB Parcel Exchange Undertaking •
To acquire construction and related services to complete repair and alterations at the GSA Headquarters building at 1800 F Street NW, Washington, DC, and for adaptive use of up to three historic buildings on the Department of Homeland Security (DHS) Headquarters Campus located at the St. Elizabeths West Campus in Southeast Washington, DC.
•
The acquisition of construction and related services would occur through an exchange of two parcels with an exchange partner from the private sector. The parcels, in Southwest D.C., are the • •
•
(1) Cotton Annex Building (CA) and site at 300 12th Street SW; and (2) GSA’s Regional Office Building (ROB) and site at 301 7th Street SW.
GSA has concluded that the undertaking will have no adverse effect on historic properties.
2
Cotton Annex and GSA ROB Parcel Exchange Area of Potential Effects (APE)
Updated National Register Eligibility
3
Cotton Annex and GSA ROB Parcel Exchange Cultural Resources Report •
Identifies historic resources within the project area and provides recommendations in support of Section 106 •
Records Check and Previous Investigations
•
Historic Context of Project Area
•
Assessment of Archeological Potential
•
Identification of Architectural Resources
•
Recommendations/Treatment
4
Cotton Annex and GSA ROB Parcel Exchange Cotton Annex
View looking northeast 5
Cotton Annex and GSA ROB Parcel Exchange Cotton Annex Parcel Map
6
Cotton Annex and GSA ROB Parcel Exchange Cotton Annex Parcel Map
7
Cotton Annex and GSA ROB Parcel Exchange Cotton Annex National Register Nomination
8
Cotton Annex and GSA ROB Parcel Exchange Cotton Annex National Register Nomination •
The Cotton Annex Meets National Register Criteria A and C: •
Criterion A: The building within which the BAE developed the processes for cotton classification and standardization.
•
Criterion C: A representative example of the “Stripped Classicism” style, preferred by Louis A. Simon, Supervising Architect of the Treasury, and the Commission of Fine Arts (CFA) during the 1930s.
9
Cotton Annex and GSA ROB Parcel Exchange Environmental Assessment (EA) Under NEPA •
As a major federal action, GSA must comply with the Environmental Policy Act (NEPA) and prepare an Environmental Assessment (EA) to evaluate the potential environmental impacts associated with the proposed action.
•
The EA will identify the direct and indirect impacts of the acquisition of construction services using the exchange of the two parcels (Action Alternative) as well as well as the impacts of not implementing the proposed action (No Action Alternative).
•
•
Direct Impacts: Those impacts that are caused by the action and occur at the same time and place (i.e. impacts resulting from the proposed acquisition of construction services using the exchange of the two parcels).
•
Indirect Impacts: caused by the action and occur later in time or farther removed in distance, but are still reasonably foreseeable (i.e. those impacts resulting from potential future redevelopment of the parcels).
To identify the indirect impacts, GSA has made assumptions about the future development that may occur should the exchange occur. These assumptions were developed for analysis purposes only and are not proposing future development.
10
Cotton Annex and GSA ROB Parcel Exchange Environmental Assessment (EA): Alternatives •
No Action Alternative •
•
Cotton Annex and GSA Regional Office Building would remain under Federal ownership. The Cotton Annex Building would remain unoccupied, and a Federal tenant would continue to use the parking lot for vehicle inspections. The GSA Regional Office Building would continue to be occupied by Federal tenants.
Action Alternative: •
Option 1: GSA would convey its rights, title, and interests to the Exchange Partner (EP) and subsequent redevelopment of both the Cotton Annex and GSA Regional Office Building parcels would be subject to District of Columbia land use controls and regulations as well as the Height Act.
•
Option 2: GSA would convey development interests to the EP through a ground lease (or legal interest in the property), and GSA would retain rights, title, and interests in both the Cotton Annex and GSA Regional Office Building parcels though the redevelopment process. Under this option, redevelopment of the parcels by the EP would not be subject to District of Columbia land use controls. Federal regulations including Section 106 of the NHPA would continue to apply, as would the Heights of Buildings Act, NCPC in lieu of Zoning, and other Federal regulations.
11
Cotton Annex and GSA ROB Parcel Exchange Cotton Annex: Development Assumptions (For Analysis Purposes Only)
Existing Conditions
Development Assumption
1.38-acre parcel
1.38-acre parcel
Building footprint: 13,115 SF
Building footprint: 36,765 SF
Height: 87-92 feet (not counting rooftop structures) Height: 97-102 feet plus mechanical (110 maximum allowed under proposed zoning) Number of stories: 7
Number of stories: 8
12
Cotton Annex and GSA ROB Parcel Exchange Cotton Annex Option 1: Section 106 Assessment of Effects Resource Name
Effect
National Mall Historic District (NRHP listed)
No Adverse Effect: Although view south along 12th Street will be altered slightly if Cotton Annex parcel is developed, new development will not substantially alter or impede views or the setting of the National Mall. North and west façades of Cotton Annex will remain intact.
L’Enfant Plan (NRHP listed)
No Adverse Effect: Redevelopment of Cotton Annex will not impede on the former location of C Street, giving the opportunity for C Street to be restored in the future.
No Adverse Effect: infill development would be very similar to the pattern that has prevailed in the area for the last U.S. Department of Agriculture Administration Building several decades and would not adversely affect the setting (NRHP listed) of historic properties. Façades on west and north sides of the Cotton Annex would remain intact. In addition, the infill U.S. Department of Agriculture South Building (NRHP development would not impede or dramatically alter any listed) views to and from historic properties in the APE. Central Heating Plant (NRHP listed)
Cotton Annex (NRHP eligible)
No Adverse Effect: Historic covenant placed in the transfer documents would prohibit demolition and impose upon the buyer the obligation to develop the property in accordance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties and subject to the review of the DC Historic Preservation Review Board, the U.S. Commission of Fine Arts, the DC Zoning Commission, and other relevant public processes, all of which invite extensive citizen comment.
13
Cotton Annex and GSA ROB Parcel Exchange Cotton Annex Option 2: Section 106 Assessment of Effects Resource Name
Effect
National Mall Historic District (NRHP listed)
No Adverse Effect: Although view south along 12th Street will be altered slightly if Cotton Annex parcel is developed, new development will not substantially alter or impede views or the setting of the National Mall. North and west façades of Cotton Annex will remain intact.
L’Enfant Plan (NRHP listed)
No Adverse Effect: Redevelopment of Cotton Annex will not impede on the former location of C Street, giving the opportunity for C Street to be restored in the future.
No Adverse Effect: infill development would be very similar to the pattern that has prevailed in the area for the last U.S. Department of Agriculture Administration Building several decades and would not adversely affect the setting (NRHP listed) of historic properties. Façades on west and north sides of the Cotton Annex would remain intact. In addition, the infill U.S. Department of Agriculture South Building (NRHP development would not impede or dramatically alter any listed) views to and from historic properties in the APE. Central Heating Plant (NRHP listed)
Cotton Annex (NRHP eligible)
No Adverse Effect: The redevelopment of the parcel under Federal ownership will be subject to Section 106 review and will be in accordance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties. The redevelopment will be subject to the review of the DC SHPO, the U.S. Commission of Fine Arts, and NCPC, all of which invite extensive citizen comment.
14
Cotton Annex and GSA ROB Parcel Exchange GSA Regional Office Building (ROB)
View looking northwest 15
Cotton Annex and GSA ROB Parcel Exchange GSA Regional Office Building (ROB) National Register Eligibility
In March 2014, the Secretary of the Interior determined that the ROB is not eligible for listing in the National Register of Historic Places due to lack of integrity.
16
CA and GSA ROB Parcel Exchange GSA Regional Office Building (ROB) Parcel Map
17
CA and GSA ROB Parcel Exchange GSA Regional Office Building (ROB) Parcel Map
18
CA and GSA ROB Parcel Exchange GSA ROB Option 1: Development Assumptions (For Analysis Purposes Only)
Existing Conditions
Development Assumption
3.44-acre parcel
3.44-acre parcel
Building footprint: 115,383 SF
Building footprint: 115,383 SF
Height: 95 feet (not counting rooftop structures)
Height: 104 feet (110 maximum allowed under proposed zoning) plus one-story (12-foot) penthouse
Number of stories: 7
Number of stories: 8 plus a penthouse
19
Cotton Annex and GSA ROB Parcel Exchange GSA ROB Option 1: Section 106 Assessment of Effects
Resource Name
Effect
L’Enfant Plan (NRHP listed)
No Adverse Effect: Redevelopment of ROB would be limited to existing property line. C Street along the north side of the parcel is not contributing to the L’Enfant Plan.
Department of Housing and Urban Development (NRHP listed) No Adverse Effect: Height and massing of the Wilbur Wright Building (NRHP eligible) building would be constrained by local zoning and height restrictions and would remain consistent Orville Wright Building (NRHP eligible) with the existing height of the ROB and adjacent buildings. Reuse/enlargement would not impede or Lyndon B. Johnson/Department of Education dramatically alter any views or substantially alter (NRHP eligible) the historic setting.
20
Cotton Annex and GSA ROB Parcel Exchange GSA ROB Option 2: Development Assumptions (For Analysis Purposes Only)
Existing Conditions
Development Assumption
3.44-acre parcel
3.44-acre parcel
Building footprint: 115,383 SF
Building footprint: 125,000 SF
Height: 95 feet (not counting rooftop structures)
Height: 120 feet (maximum allowed under Height of Buildings Act) plus one-story(12-foot) penthouse
Number of stories: 7
Number of stories: 9 (excluding penthouse)
21
Cotton Annex and GSA ROB Parcel Exchange GSA ROB Option 2: Section 106 Assessment of Effects Resource Name
Effect
L’Enfant Plan (NRHP listed)
No Adverse Effect: New construction would be limited to existing property line. C Street along the north side of the parcel is not contributing to the L’Enfant Plan.
Department of Housing and Urban Development No Adverse Effect: Redevelopment of ROB parcel (NRHP listed) would be very similar to the pattern that prevailed Wilbur Wright Building (NRHP eligible) in the area for the last several decades. Massing and height of the building would be constrained by Orville Wright Building (NRHP eligible) height restrictions and would remain consistent with the existing massing and height of the ROB, Lyndon B. Johnson/Department of Education thus development would not impede or (NRHP eligible) dramatically alter any views or substantially alter the historic setting of adjacent historic properties. Development would be subject to the review of the CFA and NCPC and consultation with the DC SHPO under Section 106 for potential effects to historic properties within APE.
22
Cotton Annex and GSA ROB Parcel Exchange Schedule and Next Steps
• March 20th
End of Cultural Resource Report Comment Period
• Spring 2015
CA/ROB RFP Issued
• Spring 2015
Draft EA Issued
• Summer 2015
Conclusion of Section 106
• Summer/Fall 2015
Final EA and NEPA Decision Document Issued
• Fall 2015
GSA Selects Preferred Exchange Partner
23
Consulting Parties Meeting No. 2 DRAFT
February 24, 2015
Cotton Annex and GSA ROB Parcel Exchange Agenda • Introductions • Project Overview and Undertaking • Area of Potential Effects (APE) • Cultural Resources Report • Cotton Annex • Regional Office Building • Schedule and Next Steps
1
Cotton Annex and GSA ROB Parcel Exchange Undertaking •
To acquire construction and related services to complete repair and alterations at the GSA Headquarters building at 1800 F Street NW, Washington, DC, and for adaptive use of up to three historic buildings on the Department of Homeland Security (DHS) Headquarters Campus located at the St. Elizabeths West Campus in Southeast Washington, DC.
•
The acquisition of construction and related services would occur through an exchange of two parcels with an exchange partner from the private sector. The parcels, in Southwest D.C., are the • •
•
(1) Cotton Annex Building (CA) and site at 300 12th Street SW; and (2) GSA’s Regional Office Building (ROB) and site at 301 7th Street SW.
GSA has concluded that the undertaking will have no adverse effect on historic properties.
2
Cotton Annex and GSA ROB Parcel Exchange Area of Potential Effects (APE)
Updated National Register Eligibility
3
Cotton Annex and GSA ROB Parcel Exchange Cultural Resources Report •
Identifies historic resources within the project area and provides recommendations in support of Section 106 •
Records Check and Previous Investigations
•
Historic Context of Project Area
•
Assessment of Archeological Potential
•
Identification of Architectural Resources
•
Recommendations/Treatment
4
Cotton Annex and GSA ROB Parcel Exchange Cotton Annex
View looking northeast 5
Cotton Annex and GSA ROB Parcel Exchange Cotton Annex Parcel Map
6
Cotton Annex and GSA ROB Parcel Exchange Cotton Annex Parcel Map
7
Cotton Annex and GSA ROB Parcel Exchange Cotton Annex National Register Nomination
8
Cotton Annex and GSA ROB Parcel Exchange Cotton Annex National Register Nomination •
The Cotton Annex Meets National Register Criteria A and C: •
Criterion A: The building within which the BAE developed the processes for cotton classification and standardization.
•
Criterion C: A representative example of the “Stripped Classicism” style, preferred by Louis A. Simon, Supervising Architect of the Treasury, and the Commission of Fine Arts (CFA) during the 1930s.
9
Cotton Annex and GSA ROB Parcel Exchange Environmental Assessment (EA) Under NEPA •
As a major federal action, GSA must comply with the Environmental Policy Act (NEPA) and prepare an Environmental Assessment (EA) to evaluate the potential environmental impacts associated with the proposed action.
•
The EA will identify the direct and indirect impacts of the acquisition of construction services using the exchange of the two parcels (Action Alternative) as well as well as the impacts of not implementing the proposed action (No Action Alternative).
•
•
Direct Impacts: Those impacts that are caused by the action and occur at the same time and place (i.e. impacts resulting from the proposed acquisition of construction services using the exchange of the two parcels).
•
Indirect Impacts: caused by the action and occur later in time or farther removed in distance, but are still reasonably foreseeable (i.e. those impacts resulting from potential future redevelopment of the parcels).
To identify the indirect impacts, GSA has made assumptions about the future development that may occur should the exchange occur. These assumptions were developed for analysis purposes only and are not proposing future development.
10
Cotton Annex and GSA ROB Parcel Exchange Environmental Assessment (EA): Alternatives •
No Action Alternative •
•
Cotton Annex and GSA Regional Office Building would remain under Federal ownership. The Cotton Annex Building would remain unoccupied, and a Federal tenant would continue to use the parking lot for vehicle inspections. The GSA Regional Office Building would continue to be occupied by Federal tenants.
Action Alternative: •
Option 1: GSA would convey its rights, title, and interests to the Exchange Partner (EP) and subsequent redevelopment of both the Cotton Annex and GSA Regional Office Building parcels would be subject to District of Columbia land use controls and regulations as well as the Height Act.
•
Option 2: GSA would convey development interests to the EP through a ground lease (or legal interest in the property), and GSA would retain rights, title, and interests in both the Cotton Annex and GSA Regional Office Building parcels though the redevelopment process. Under this option, redevelopment of the parcels by the EP would not be subject to District of Columbia land use controls. Federal regulations including Section 106 of the NHPA would continue to apply, as would the Heights of Buildings Act, NCPC in lieu of Zoning, and other Federal regulations.
11
Cotton Annex and GSA ROB Parcel Exchange Cotton Annex: Development Assumptions (For Analysis Purposes Only)
Existing Conditions
Development Assumption
1.38-acre parcel
1.38-acre parcel
Building footprint: 13,115 SF
Building footprint: 36,765 SF
Height: 87-92 feet (not counting rooftop structures) Height: 97-102 feet plus mechanical (110 maximum allowed under proposed zoning) Number of stories: 7
Number of stories: 8
12
Cotton Annex and GSA ROB Parcel Exchange Cotton Annex Option 1: Section 106 Assessment of Effects Resource Name
Effect
National Mall Historic District (NRHP listed)
No Adverse Effect: Although view south along 12th Street will be altered slightly if Cotton Annex parcel is developed, new development will not substantially alter or impede views or the setting of the National Mall. North and west façades of Cotton Annex will remain intact.
L’Enfant Plan (NRHP listed)
No Adverse Effect: Redevelopment of Cotton Annex will not impede on the former location of C Street, giving the opportunity for C Street to be restored in the future.
No Adverse Effect: infill development would be very similar to the pattern that has prevailed in the area for the last U.S. Department of Agriculture Administration Building several decades and would not adversely affect the setting (NRHP listed) of historic properties. Façades on west and north sides of the Cotton Annex would remain intact. In addition, the infill U.S. Department of Agriculture South Building (NRHP development would not impede or dramatically alter any listed) views to and from historic properties in the APE. Central Heating Plant (NRHP listed)
Cotton Annex (NRHP eligible)
No Adverse Effect: Historic covenant placed in the transfer documents would prohibit demolition and impose upon the buyer the obligation to develop the property in accordance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties and subject to the review of the DC Historic Preservation Review Board, the U.S. Commission of Fine Arts, the DC Zoning Commission, and other relevant public processes, all of which invite extensive citizen comment.
13
Cotton Annex and GSA ROB Parcel Exchange Cotton Annex Option 2: Section 106 Assessment of Effects Resource Name
Effect
National Mall Historic District (NRHP listed)
No Adverse Effect: Although view south along 12th Street will be altered slightly if Cotton Annex parcel is developed, new development will not substantially alter or impede views or the setting of the National Mall. North and west façades of Cotton Annex will remain intact.
L’Enfant Plan (NRHP listed)
No Adverse Effect: Redevelopment of Cotton Annex will not impede on the former location of C Street, giving the opportunity for C Street to be restored in the future.
No Adverse Effect: infill development would be very similar to the pattern that has prevailed in the area for the last U.S. Department of Agriculture Administration Building several decades and would not adversely affect the setting (NRHP listed) of historic properties. Façades on west and north sides of the Cotton Annex would remain intact. In addition, the infill U.S. Department of Agriculture South Building (NRHP development would not impede or dramatically alter any listed) views to and from historic properties in the APE. Central Heating Plant (NRHP listed)
Cotton Annex (NRHP eligible)
No Adverse Effect: The redevelopment of the parcel under Federal ownership will be subject to Section 106 review and will be in accordance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties. The redevelopment will be subject to the review of the DC SHPO, the U.S. Commission of Fine Arts, and NCPC, all of which invite extensive citizen comment.
14
Cotton Annex and GSA ROB Parcel Exchange GSA Regional Office Building (ROB)
View looking northwest 15
Cotton Annex and GSA ROB Parcel Exchange GSA Regional Office Building (ROB) National Register Eligibility
In March 2014, the Secretary of the Interior determined that the ROB is not eligible for listing in the National Register of Historic Places due to lack of integrity.
16
CA and GSA ROB Parcel Exchange GSA Regional Office Building (ROB) Parcel Map
17
CA and GSA ROB Parcel Exchange GSA Regional Office Building (ROB) Parcel Map
18
CA and GSA ROB Parcel Exchange GSA ROB Option 1: Development Assumptions (For Analysis Purposes Only)
Existing Conditions
Development Assumption
3.44-acre parcel
3.44-acre parcel
Building footprint: 115,383 SF
Building footprint: 115,383 SF
Height: 95 feet (not counting rooftop structures)
Height: 104 feet (110 maximum allowed under proposed zoning) plus one-story (12-foot) penthouse
Number of stories: 7
Number of stories: 8 plus a penthouse
19
Cotton Annex and GSA ROB Parcel Exchange GSA ROB Option 1: Section 106 Assessment of Effects
Resource Name
Effect
L’Enfant Plan (NRHP listed)
No Adverse Effect: Redevelopment of ROB would be limited to existing property line. C Street along the north side of the parcel is not contributing to the L’Enfant Plan.
Department of Housing and Urban Development (NRHP listed) No Adverse Effect: Height and massing of the Wilbur Wright Building (NRHP eligible) building would be constrained by local zoning and height restrictions and would remain consistent Orville Wright Building (NRHP eligible) with the existing height of the ROB and adjacent buildings. Reuse/enlargement would not impede or Lyndon B. Johnson/Department of Education dramatically alter any views or substantially alter (NRHP eligible) the historic setting.
20
Cotton Annex and GSA ROB Parcel Exchange GSA ROB Option 2: Development Assumptions (For Analysis Purposes Only)
Existing Conditions
Development Assumption
3.44-acre parcel
3.44-acre parcel
Building footprint: 115,383 SF
Building footprint: 125,000 SF
Height: 95 feet (not counting rooftop structures)
Height: 120 feet (maximum allowed under Height of Buildings Act) plus one-story(12-foot) penthouse
Number of stories: 7
Number of stories: 9 (excluding penthouse)
21
Cotton Annex and GSA ROB Parcel Exchange GSA ROB Option 2: Section 106 Assessment of Effects Resource Name
Effect
L’Enfant Plan (NRHP listed)
No Adverse Effect: New construction would be limited to existing property line. C Street along the north side of the parcel is not contributing to the L’Enfant Plan.
Department of Housing and Urban Development No Adverse Effect: Redevelopment of ROB parcel (NRHP listed) would be very similar to the pattern that prevailed Wilbur Wright Building (NRHP eligible) in the area for the last several decades. Massing and height of the building would be constrained by Orville Wright Building (NRHP eligible) height restrictions and would remain consistent with the existing massing and height of the ROB, Lyndon B. Johnson/Department of Education thus development would not impede or (NRHP eligible) dramatically alter any views or substantially alter the historic setting of adjacent historic properties. Development would be subject to the review of the CFA and NCPC and consultation with the DC SHPO under Section 106 for potential effects to historic properties within APE.
22
Cotton Annex and GSA ROB Parcel Exchange Schedule and Next Steps
• March 20th
End of Cultural Resource Report Comment Period
• Spring 2015
CA/ROB RFP Issued
• Spring 2015
Draft EA Issued
• Summer 2015
Conclusion of Section 106
• Summer/Fall 2015
Final EA and NEPA Decision Document Issued
• Fall 2015
GSA Selects Preferred Exchange Partner
23
