Frequently Asked Questions (F.A.Q.)
Version 1 - Updated as of 11/18/2019
General
1. Is there an opportunity for residents / tenants of the Development Area to use the Home’s golf course?
The Home recognizes that use of the golf course might be an attractive amenity to future residents / tenants of the Development Area and is open to proposals to grant access and use privileges to this resource.
Master Plan
2. Is the developer encouraged to follow Master Plan product mixes and footprints or is there flexibility to work within the overall approved square footage?
The product mixes and layouts in the Master Plan are conceptual and the selected developer will have some flexibility in terms of the types and mix of uses; however, the density currently outlined in the Master Plan should serve as a guideline for proposals. Developers are encouraged not to exceed this density and to pay close attention to, and work within the environmental, historic and cultural constraints outlined in the Master Plan, Programmatic Agreement (PA) and Environmental Impact Statement (EIS) Record of Decision (ROD) (incl. view sheds and building height restrictions) when contemplating building footprints, street layout and overall land use.
3. Is there a Master Plan preference for certain residential product types?
No. The Master Plan does not identify specific product types, but all proposed product types should fall within the guidelines and density outlined in the Master Plan.
Historic Preservation
4. Is the site subject to historic preservation requirements?
Yes. The entire AFRH-W campus (including the Development Area) is listed in the National Register of Historic Places as a Historic District. A PA was signed in 2008 stipulating the adaptive reuse of the contributing resources of the historic district and specifying guidelines for new construction. The Master Plan incorporated the reuse and design requirements and specified height restrictions for all improvements, including structures and site elements within the boundaries of the Development Area. See also Section 10 of the Master Plan. The heating plant would be subject to similar historic preservation requirements. Note that the PA was amended in 2015 to clarify the design review procedures for work undertaken by private developers in the Development Area.
5. Could a developer use historic tax credits to rehabilitate historic buildings on the site?
The site is listed in the National Register of Historic Places as a Historic District, so rehabilitation of historic buildings within the site may be eligible for tax credits. It will be up to the successful offeror to complete the application process and determine the actual tax credit eligibility.
6. Is there flexibility to change the Programmatic Agreement?
The Master Plan was developed in accordance with the PA to ensure compliance with Sections 106 and 110 of the National Historic Preservation Act. Any actions to change the Master Plan would necessitate review of the PA. The PA amendment process is clearly articulated in Section XIV of the document.
7. Is the Historic Preservation Review Board (HPRB) involved in any new construction, or only adaptive reuse of existing buildings?
Both adaptive reuse and new construction will be subject to a design review process that is explained in detail in the amended PA. The DC Historic Preservation Office (HPO) participates throughout the design review process – from concept to the final permitting. HPO decides whether to bring projects to the HPRB or to review projects at the staff level, similar to projects in any other historic district in DC.
Environmental Considerations
8. Is the original Environmental Impact Statement (EIS) just for the Development Area?
No, the EIS completed in 2007 and its subsequent Record of Decision (ROD) apply to the entire campus. The Supplemental EIS will cover the entire campus as well.
9. Are developers responsible for conducting the Supplemental EIS or is this study produced by the Home?
AFRH is responsible for conducting the Supplemental EIS. Mitigation measures that result from the Supplemental EIS are included in an updated ROD and will be the developer’s responsibility to carry out.
10. Will results of the Supplemental EIS be presented prior to or after the release of the solicitation?
The Draft Supplemental EIS (SEIS) was completed prior to the release of the RFP. The Final SEIS will be completed after the developer has been selected. Content of the selected developer's proposal may be included as an alternative in the Final SEIS. Mitigation measures that result from the SEIS will be included in an updated ROD. Mitigations are not expected to be radically different from the 2007 EIS, with anticipated updates to reflect changes such as the new stormwater management regulations and changed traffic conditions.
1. Is there an opportunity for residents / tenants of the Development Area to use the Home’s golf course?
The Home recognizes that use of the golf course might be an attractive amenity to future residents / tenants of the Development Area and is open to proposals to grant access and use privileges to this resource.
Master Plan
2. Is the developer encouraged to follow Master Plan product mixes and footprints or is there flexibility to work within the overall approved square footage?
The product mixes and layouts in the Master Plan are conceptual and the selected developer will have some flexibility in terms of the types and mix of uses; however, the density currently outlined in the Master Plan should serve as a guideline for proposals. Developers are encouraged not to exceed this density and to pay close attention to, and work within the environmental, historic and cultural constraints outlined in the Master Plan, Programmatic Agreement (PA) and Environmental Impact Statement (EIS) Record of Decision (ROD) (incl. view sheds and building height restrictions) when contemplating building footprints, street layout and overall land use.
3. Is there a Master Plan preference for certain residential product types?
No. The Master Plan does not identify specific product types, but all proposed product types should fall within the guidelines and density outlined in the Master Plan.
Historic Preservation
4. Is the site subject to historic preservation requirements?
Yes. The entire AFRH-W campus (including the Development Area) is listed in the National Register of Historic Places as a Historic District. A PA was signed in 2008 stipulating the adaptive reuse of the contributing resources of the historic district and specifying guidelines for new construction. The Master Plan incorporated the reuse and design requirements and specified height restrictions for all improvements, including structures and site elements within the boundaries of the Development Area. See also Section 10 of the Master Plan. The heating plant would be subject to similar historic preservation requirements. Note that the PA was amended in 2015 to clarify the design review procedures for work undertaken by private developers in the Development Area.
5. Could a developer use historic tax credits to rehabilitate historic buildings on the site?
The site is listed in the National Register of Historic Places as a Historic District, so rehabilitation of historic buildings within the site may be eligible for tax credits. It will be up to the successful offeror to complete the application process and determine the actual tax credit eligibility.
6. Is there flexibility to change the Programmatic Agreement?
The Master Plan was developed in accordance with the PA to ensure compliance with Sections 106 and 110 of the National Historic Preservation Act. Any actions to change the Master Plan would necessitate review of the PA. The PA amendment process is clearly articulated in Section XIV of the document.
7. Is the Historic Preservation Review Board (HPRB) involved in any new construction, or only adaptive reuse of existing buildings?
Both adaptive reuse and new construction will be subject to a design review process that is explained in detail in the amended PA. The DC Historic Preservation Office (HPO) participates throughout the design review process – from concept to the final permitting. HPO decides whether to bring projects to the HPRB or to review projects at the staff level, similar to projects in any other historic district in DC.
Environmental Considerations
8. Is the original Environmental Impact Statement (EIS) just for the Development Area?
No, the EIS completed in 2007 and its subsequent Record of Decision (ROD) apply to the entire campus. The Supplemental EIS will cover the entire campus as well.
9. Are developers responsible for conducting the Supplemental EIS or is this study produced by the Home?
AFRH is responsible for conducting the Supplemental EIS. Mitigation measures that result from the Supplemental EIS are included in an updated ROD and will be the developer’s responsibility to carry out.
10. Will results of the Supplemental EIS be presented prior to or after the release of the solicitation?
The Draft Supplemental EIS (SEIS) was completed prior to the release of the RFP. The Final SEIS will be completed after the developer has been selected. Content of the selected developer's proposal may be included as an alternative in the Final SEIS. Mitigation measures that result from the SEIS will be included in an updated ROD. Mitigations are not expected to be radically different from the 2007 EIS, with anticipated updates to reflect changes such as the new stormwater management regulations and changed traffic conditions.