The planned private redevelopment of the expansive Armed Forces Retirement Home campus in Northwest Washington will be scaled back by millions of square feet to address concerns of thecommunity and regional planners, officials said Thursday.
Updating the National Capital Planning Commission on the ongoing master planning process for the historic 272-acre property, Retirement Home Chief Operating Officer Timothy Cox said the development will ultimately total no more than 6.5 million square feet, down from the previously proposed 9 million. Also, building heights were reduced so that none are taller than 80 feet in an attempt to ensure continuity with surrounding communities and to preserve views of the U.S. Capitol.
The NCPC last reviewed the draft master plan in February. Among commissioners’ comments: 9 million square feet is simply too much.
The 1,200-resident retirement home, which operates solely through an interest-bearing trust fund, has long planned to lease much of its property to developers in order to generate a consistent revenue stream. The trust currently stands at $147 million, Cox said, but the home requires a $366 million overhaul.
“It’s had real positive growth,” Cox said of the trust fund, “but we’ve done no capital work.”
Under the current draft master plan, which is expected to be completed in October, a 77-acre parcel fronting North Capitol Street will feature 4.3 million square feet of residential, boutique retail, office and hotel space, in addition to a 30-acre park.
Two other zones, those facing residential neighborhoods off Irving Street, Park Place and Rock Creek Church Road, will feature smaller residential and retail development.
The revised plans were generally praised by planning commission members. Herbert F. Ames, a presidential appointee, commended the home for “figuring out how to keep operating and do the right thing.”
“I think you’ve gone above and beyond what we asked as a commission,” Ames said.
Despite the reduced plans, NCPC member John Parsons of the National Park Service stillquestioned the development’s scale.
“How much is enough?” Parsons asked.
