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ALEXANDRIA, Va. — The city's Board of Architectural Review on Wednesday voted 6-0 to approve a developer's plan to convert a 1960s commercial office building at 732 N. Washington St. into multi-unit apartments, attaching eight conditions ranging from a steeper mansard roof slope to a redesigned decorative railing.
The conditions go well beyond the two recommended by city planning staff, who had concluded in their report that the developer's revised design "successfully resolve[d] the outstanding design issues" raised at an earlier hearing. The board's added conditions reflect lingering concerns about the project's roof line, balconies and detailing on a high-profile site fronting the George Washington Memorial Parkway.
The 4.5-story building, in the Commercial Residential Mixed Use zone of Old Town North, was originally approved by the BAR in September 1963 as a flat-roof, four-story structure. The board approved the addition of the mansard roof and half-story in June 1964, according to the staff report.
The application from 732 and 806 Development LLC seeks both a certificate of appropriateness for alterations and an addition, and a permit to partially demolish portions of the existing building — specifically, enlarged window openings on three sides and removal of the existing fifth-floor mansard. Staff found that none of the six preservation criteria for blocking demolition were met, citing the building's typical 1960s commercial construction.
The case had been before the board twice before. At an April 8 hearing, the board reviewed the design and gave extensive feedback before voting 6-0 to grant the applicant's request for a deferral. Christine Roberts of the Historic Alexandria Foundation spoke at that hearing in opposition to the proposed balconies, telling the board they were not compatible with the Washington Street Standards. The case was deferred a second time without objection at the board's April 22 meeting.
Patrick Bloomfield of PT Blooms Development presented Wednesday's revisions in place of attorney Kenneth Wire. He said the developer had aligned the dormers, removed turnbuckles supporting the cantilevered balconies, added curvature to the balconies and reduced the front balconies to Juliets, citing a similar approach at 808 N. Washington St. The 53-foot building required a map or text amendment during a prior special use permit process to allow the conversion, Bloomfield said.
Despite those changes, much of Wednesday's debate centered on the mansard roof, which several members said still read like a fifth story rather than a true mansard. One member compared the design unfavorably to mansards at 320 King St. and 100 S. Royal St., urging an 8% to 10% increase in slope. Bloomfield pushed back, saying a steeper pitch could force structural changes that would require interior columns and reduce livable space.
The board settled on a minimum 5% increase in slope, to be worked out with staff. Other conditions included slate material at the top of fifth-floor balcony cutouts and a return of slate into the cutouts toward the doorways. The board also directed the applicant to remove decorative keystones above small bathroom windows on the west elevation, redesign a decorative railing members said felt too gothic for the building, and add material between a dormer and a balcony cutout on the north elevation while re-centering the windows. The board granted permission to substitute a precast material if the existing brick — an unusual size from the 1950s, Bloomfield said — cannot be matched on soldier courses above the windows.
A member praised Bloomfield's responsiveness, saying the developer had clearly listened to earlier feedback. Another commended the renderings and urged the developer to preserve and reuse existing brick where possible. No members of the public spoke at Wednesday's hearing.
Earlier in the meeting, the board approved alterations at 714 Wolfe St. on its consent calendar by voice vote The applicants, Robert and Elaine Flanagan, were represented by architect Tobin Tracey.
In the meeting's only other case, the board voted 6-0 to approve a partial demolition and one-story addition at 229 S. Pitt St. — the historic Powell-Ablard House. The Greek Revival-style three-story brick home, constructed between 1819 and 1853 by James Lyle, sits on a property whose history dates to the latter 18th century, according to the city's archaeology staff. Earlier owners included Charles Simms and Cuthbert Powell. The property is under a historic preservation easement held by the Virginia Board of Historic Resources, which approved the proposed work in February.
Homeowners Chris and Courtney Cox plan to add a small mudroom entry on the side of their home and rebuild a rear bay window to bring more light into the dining area, removing about 62 square feet of an existing mid-20th-century bay window and side entrance. Architect Suzie O'Brien of Thompson and Cooke Architects said the project would use copper gutters in keeping with the existing architecture; other materials include mahogany trim, cedar lap siding and wood windows. Staff recommended approval as submitted, with no conditions, noting the addition is largely concealed from the public right of way.
Six of the board's seven members took part in Wednesday's votes: Chair Andrew Scott, Vice Chair Nastaran Zandian, Theresa del Ninno, Margaret Miller, Michaela Robinson and James Spencer. Bud Adams was absent.
The board also processed 15 administrative approvals covering routine window, roof, shutter, fence, gate, signage and foundation work at properties across the historic districts.
Looking ahead, the BAR's Design Guidelines Committee will meet from 7 to 9 p.m. May 18 at the Nannie J. Lee Memorial Recreation Center, 1108 Jefferson St., to discuss updated design guideline chapters for both the Old and Historic Alexandria and Parker-Gray districts. The meeting is open to the public, but no testimony will be taken. The Department of Planning and Zoning can be reached at 703-746-4666 for more information.
The board's next public hearing will return to the Charles Houston Recreation Center, where staff said they are still working through audio and logistical issues. The chair flagged that docket as a heavy one and urged colleagues to review materials in advance, noting it includes townhouses on North Columbus Street that "may be controversial."
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