Development Team

Who is the development team? (Updated 12/02/2024)

The development team consists of Horning and the Menkiti Group. 

For more than 60 years, Horning has owned and created quality rental homes and collaborative developments that galvanize neighborhood investment. Horning was founded and has always been based in Washington, DC. We own or manage a portfolio of approximately 5,000 units exclusively in the DMV, with approximately 80% of our communities located in the District proper. Horning has a history of investing and developing when others have withdrawn. Horning was Washington DC's most prolific apartment developer during the turbulent 1980s. Horning has a long-standing commitment to Ward 5 and has owned and developed over 800 units and 42,000 square feet of commercial space in the Ward, making it one of the area's largest apartment owners.  Horning is committed to the long-term success of Washington, DC, Brookland, and the development of the Project.

The Menkiti Group was founded in 2004 with the mission of transforming lives, careers, and communities through real estate. A 100% minority-owned Certified and Small Business Enterprise (CBE/SBE) headquartered in Brookland, The Menkiti Group invests in underutilized properties and transforms them into exciting and affordable homes and workspaces. Projects range from single-family residential renovations and the development and tenanting of main street commercial properties, to large-scale, mixed-use, transit-oriented development projects. Over the past 20 years, The Menkiti Group has invested over $390MM in the District of Columbia's emerging neighborhoods, worked on the development of over 3.8MM SF of real estate, amassed $1.7B in a development project pipeline, and assisted over 2,000 families in purchasing their first homes.

Project Details

How many apartments are you proposing? (Updated 12/02/2024)

Our project will provide approximately 232 units of rental housing.

How many parking spaces will you provide? (Updated 12/02/2024)

We will provide 54 parking spots reserved for residents.

What types of units will you be building? (Updated 12/02/2024)

The following unit mix is currently anticipated for the building (though this may change during the PUD and Zoning Map Amendment process):

·       Studios: 7 units

·       Junior one-bedrooms: 45 units

·       One-bedrooms: 91 units

·       One-bedrooms and dens: 39 units

·       Two-bedrooms: 38 units

·       Three-bedrooms: 12 units (5% of the total number of residential units)

What will the rent be for your units? (Updated 12/02/2024)

Given that delivery is expected in 2028, we are unable to provide reliable rent projections for the market-rate units. 15% of the building’s rentable square footage will be reserved for Inclusionary Zoning (IZ) units, which will be rented at 60% MFI (Median Family Income). Rent levels for these IZ units are determined by the Department of Housing and Community Development (DHCD) and can be found on their website.

How tall will this project be? How many stories is it? (Updated 12/02/2024)

The project will be six stories and approximately 75 feet tall. 75 feet is the allowable matter of right height for properties in the MU-5B Zone, the Zone that will be established for the property as a result of the application to the Zoning Commission.

In the first 901 Monroe application, the height was 60 feet, but now you are proposing 75 feet. What drove that change? (Updated 12/02/2024)

The Comprehensive Plan’s Future Land Use Map (FLUM) designation of the property was changed in 2021 to Mixed-Use Medium Density Residential/Moderate Density Commercial.  The project proposed, including the building’s height, has been designed to be compatible with that new designation, as well as many other policies and goals of the Comprehensive Plan.  (See the statement in support of the PUD and Zoning Map Amendment Application and Ex. H – Evaluation of Comprehensive Plan Consistency) 

What elements have been carried over from the previous PUD and Zoning Map Amendment application? (Updated 12/02/2024)

The development team has continued to set the building back along all streets in order to create more appropriate sidewalk widths and streetscapes.  The proposed building also continues the use of upper-level set-backs from the adjacent rowhomes on 10th Street. Our design continues to employ various strategies –  such as projections, courtyards, façade articulation, and a context-sensitive material and color palette – that allow the building to achieve compatibility with surrounding properties. 

What will the shadow impact be on neighboring properties? (Updated 12/02/2024)

The PUD and Zoning Map Amendment application materials provide more details on the appearance of the project from many vantage points and include a shadow study that shows the impacts of the project on adjacent properties.

Where will building trash and recycling be located? (Updated 12/02/2024)

Trash and recycling will be stored inside the building’s dedicated trash room. All resident trash will be directed through chutes to this room, where it will be compacted onsite. Compacted trash will only be wheeled out on trash day, ensuring no open and standing trash bins are located outside the building.

What amenities will be available for future residents? (Updated 12/02/2024)

Our planned residential amenities include, but are not limited to, the following:

·       Courtyard pool

·       Roof deck

·       Fitness center

·       Yoga studio

·       Coworking

·       Club room

·       Grills

·       Secondary courtyard

·       Bicycle parking

Zoning

What is a PUD? (Updated 12/02/2024

A Planned Unit Development (PUD) is a project-specific zoning action approved by the Zoning Commission that permits a development that is superior to a project that could be built by right under the existing zoning for that property.

What will our PUD do? (Updated 12/02/2024)

The underlying zoning for our property—R-2 and MU-3A—is highly restrictive for development and presently does not align with the City's goals of providing dense housing at transit-oriented locations. As such, the Mayor and City Council called for increased density on the site and designated the site as Residential Medium Density/ Commercial Moderate Density in the 2021 Comprehensive Plan Amendment. The PUD process and Zoning Map Amendment will help realize this vision and will rezone the property to MU-5B, or a medium-density residential zone. This process will bring the allowable density on-site to similar levels to projects in Monroe Street Market and elsewhere in Ward 5.  

Why did you pursue a Planned Unit Development (PUD) as opposed to a Map Amendment? (Updated 12/02/2024)

Our decision was based on consultation with the Office of Planning, the Zoning Commission’s previous review of the development as a PUD, and the changes made to the Comprehensive Plan in 2021 that affect the property. We determined that a PUD and Zoning Map Amendment was the most appropriate way for all interested parties to provide comments on the future development of this important site in Brookland.  The PUD and Zoning Map Amendment application was filed on November 11, 2024, and is known as Zoning Commission Case No. 24-15.

Given that you submitted your PUD application November 11th, 2024, do you have to resubmit your application if you make changes from the public’s input? (Updated 12/02/2024)

The development team will have the opportunity to submit updated plans/materials to the Zoning Commission (which can address comments received by the team from the community, the ANC, the Office of Planning, and the Zoning Commission) in a pre-hearing statement that is filed approximately 2 – 2.5 months prior to the public hearing.  Further, the development team has the opportunity to submit an additional filing, which can address additional responses to community dialogue, to the Zoning Commission 30 days before the public hearing in this case.

Could you propose a less dense zone than the MU-5B Zone you are proposing? Would an RA-3 Zone work for your property? (Updated 12/02/2024)

The proposed MU-5B Zone is the most appropriate zone to achieve the medium-density mixed-use development contemplated under the property’s current FLUM designation. The zone achieves many specific elements and policies of the Comprehensive Plan.  The proposed project conforms with all of the requirements of the MU-5B Zone and is compatible with the existing neighborhood.  (See the statement in support of the PUD and Zoning Map Amendment Application and Ex. H – Evaluation of Comprehensive Plan Consistency).  

The permitted uses in the MU-5B Zone allow for greater flexibility compared to that of the RA-3 Zone. In response to comments received at the BNCA meeting on November 12, 2024, we are looking at a number of potential uses along Monroe Street, which could help further activate the street. 

The MU-5B Zone allows you to go to 90 feet in the PUD process. What is to prevent you from coming back at a later date and proposing a 90-foot tall building (as opposed to your current 75-foot tall building)? (Updated 12/02/2024)

We are only allowed to construct the building that is proposed and approved in the PUD and Zoning Map Amendment application.  A significant increase in the height of the proposed building (say from 75 feet to 90 feet) would require the filing and processing of a Modification with Hearing application.  Such an application will require a 45-day Notice of Intent period, set-down review and approval, and a full public hearing before the Zoning Commission.  In such a case, the Zoning Commission will be able to review any potential impacts on neighboring properties that are the result of the increase in building height.

Why does the current zoning map say the site is R-2 and MU-3A? (Updated 12/02/2024)

R-2 and MU-3A are the current zoning at the property. The zoning will only change after the PUD and Map Amendment applications are approved by the Zoning Commission and the building permit is issued. 

How are we incorporating comments? And how are we notified about meetings? (Updated 12/02/2024)

The PUD and Zoning Map Amendment process provides ample opportunity for residents to provide feedback to the applicant, District agencies, and the Zoning Commission. Horning and Menkiti will both attend ANC and Brookland Civic Association meetings and hear neighbor concerns. We will continue to have public meetings through the ANC and other community groups throughout the Winter and Spring of 2024-2025.

The development team will consistently update our website with upcoming meetings and events. The community can contact the team either through the message box on our website or through our project-specific email – 901monroe@horningdc.com 

I was unable to attend the recently scheduled meetings, how can I be informed about the project?

Please reach out to 901monroe@horningdc.com for questions about the project. We will also post presentation materials on our site under the “Documents” page.

What is your timeline for the Zoning Commission’s consideration of the PUD application? (Updated 12/02/2024)

We anticipate our Zoning Commission hearing to occur in the Spring of 2025, though this is subject to change. Please reach out to 901monroe@horningdc.com if you would like more detailed information on our PUD application timeline.

Parking and Loading

How will vehicles enter and exit the building? (Updated 12/02/2024)

Vehicles will enter the parking area off of Lawrence Street via a widened public alley. The current alley will be improved and expanded from 10 feet to 20 feet, allowing vehicles to enter and exit the building effectively.

What is loading and trash like? (Updated 12/02/2024)

Off-street loading and trash removal will be entirely within the site, accessed from Lawrence Street. The building has been designed to allow trucks to pull in and out of Lawrence Street. We will work with the community during the PUD and Zoning Map Amendment application process to shape our waste management plans to minimize any objectionable impacts on neighboring properties.

Will Lawrence Street and the alley be able to accommodate these vehicles? (Updated 12/02/2024)

Our transportation engineer has conducted studies of car and truck turns in and out of the property and determined that Lawrence Street and the alley can accommodate these movements. These studies are published in the PUD submission.

Will the community lose any street parking spots? (Updated 12/02/2024)

Our project will provide an additional three street parking spots around the property through the closure of old driveways and site entrances. 

How will this building impact street parking? (Updated 12/02/2024)

While we are supplying more resident parking to this project than required – 54 spots vs the minimum 39 spots – we will work with the community to minimize any objectionable impacts related to vehicular parking. We will encourage our residents to utilize alternative forms of transportation, including Metro, car share, and bike share.  The development team will propose a Transportation Demand Management (TDM) Plan that will provide greater detail on these issues.

What bike parking will you provide? (Updated 12/02/2024)

We are planning to include approximately 80 long-term resident bike storage spots located in the building’s bike room and 12 short-term bike storage spots located on the sidewalk.

Will you consider limiting your parking spaces to only compact cars? (Updated 12/02/2024)

We are studying the ability to increase the number of compact parking spaces in the building and/or place limitations on the number of larger vehicles that will be allowed to rent a parking space

Will you consider lease restrictions on residential parking permits for building tenants? (Updated 12/02/2024)

We will continue to study the possibility of implementing restrictions on Residential Parking Permits (RPP) for tenants of the project.

In earlier 901 Monroe schemes there was vehicular ingress and egress from 9th and 10th Street. Why are you using the public alley off of Lawrence for vehicle traffic now? (Updated 12/02/2024)

The development and design team met with representatives of the District Department of Transportation (“DDOT”) to review potential means of vehicular ingress and egress to the property.  DDOT representatives noted their current policy that a new curb cut or driveway is not permitted from any property with alley access, potential access through an improved alley, an alley widened onto private property or with potential access to an expanded alley network on private property unless we provide documentation demonstrating that alley access is not possible due to topography, or that alley access would conflict with existing land uses and is not supported by guidelines in the Comprehensive Plan. 

DDOT considers an unused curb cut to be abandoned, and any proposal to re-start the use of a former curb cut is deemed to be a “new” curb cut.  As a result of this meeting, the development team moved forward with the proposal that all vehicular traffic will access the project and alley system via an enlarged public alley and curb cut on Lawrence Street.  The development team does not anticipate reopening this discussion with DDOT. 

We believe that the most important way that we can mitigate potential adverse traffic impacts on nearby properties is to limit the number of vehicles that come to the site.  We believe that the 54 vehicular parking spaces provided in the project achieve an appropriate balance of encouraging transit-oriented development while mitigating any potential adverse parking impacts.

What changes are planned to the sidewalk along Monroe Street and will those changes reduce the existing size of the Monroe Street roadway? (Updated 12/02/2024)

The project will not reduce the current size of Monroe Street. The project will expand the currently narrow sidewalk on Monroe Street to 10 feet by setting the building back into our privately owned property. The project will add planting strips, street trees and bioretention areas along Monroe Street. Please see our PUD Submission, which includes details of the proposed Monroe Street streetscape improvements.  

Where will pick-up/drop-offs (e.g., Uber, taxis, deliveries, etc.) occur? (Updated 12/02/2024)

We will work with DDOT to create appropriate Pick-Up and Drop-Off (PUDO) Zones along the building’s Monroe Street frontage or along the 9th Street frontage near the building’s entrance.

Can you put a fence down the alley? (Updated 12/02/2024)

DDOT would not allow a fence down the middle of the alley.  It would inhibit our ability to access the parking vehicles along the alley and would disrupt the ability for the alley to be two-way.

There are already curb cuts around the property, including various driveways and entrances, why can’t you use those? (Updated 12/02/2024)

DDOT considers an unused curb cut to be abandoned, and any proposal to re-start the use of a former curb cut is deemed to be a “new” curb cut. 

Do trash and moving trucks have to use the alley? (Updated 12/02/2024)

DDOT requires access for all vehicles (cars, trash and loading vehicles) to utilize the alley. We will work with the community during the PUD and Zoning Map Amendment application process to shape our waste management plans to minimize any objectionable impacts on neighboring properties.

Community Benefits

What are your community benefits? (Updated 12/02/2024)

We are continuously shaping our community benefits package through thorough outreach to the community. Our project’s benefits are included but not limited to the following:

·       Exemplary Urban Design and Architecture – Our building’s style will match the historic character of Brookland and will have a timeless and durable look. The project will be constructed out of high-quality materials, including but not limited to brick, exposed wood, and cast stone.

·       Additional Market Rate and Affordable Housing – 232 apartments with 15% being affordable units at 60% of AMI where previously there were none. Thus, this project adds approximately 35 net new affordable housing units in the District of Columbia.

·       Family-Sized Units – At least 5% of the units, or approximately 12 units, will be reserved for three-bedroom units.

·       Alley Widening and Improvement – The development team will widen the existing alleyway alongside the property from 10 to 20 feet, providing the adjacent townhomes with superior access and a setback from the apartment building.

·       Sidewalk Widening and Improvement – The current sidewalks along all sides of the property are narrow and provide little tree coverage. The team will expand the sidewalk along Monroe Street to 10 feet, widening it into our privately owned property and providing green spaces and trees along all sides of the project. All of 9th Street and portions of 10th and Lawrence Street will have their sidewalks expanded to six feet.

·       Site Planning and Efficient Land Utilization – We will activate a site that is presently a vacant lot one block away from Metro.

·       Tax Revenue – $750,000+ in new real estate taxes annually.

Commercial Space/Street Activation

Are you able to incorporate retail or other commercial uses into the project? (Updated 12/02/2024)

We are exploring ways to further activate the Monroe Street frontage of the project.  The development team thoroughly analyzed the possibility of incorporating retail into the project and determined it was best to bring additional residents and consumers to support existing retail and restaurants in the neighborhood, as found along 12th Street and in the Monroe Street Market project, and not compete with that retail.  The development team consulted retail experts who believe this location will be challenging for retail and restaurants. Adding such uses to this site could bring more vacant storefronts that will do more damage to street activation than if they had not been there in the first place.

Does MU-5B zoning require commercial space? (Updated 12/02/2024)

The MU-5B Zone does not require retail or commercial uses in a building.

How do you plan on activating Monroe Street? (Updated 12/02/2024)

We recognize the importance of activating Monroe Street and strengthening the connection to 12th Street. The project will feature five loft units on Monroe with direct entrances to the street and private stoops to enhance street engagement. Further, the lobby, main entrance, and resident fitness center will be placed on Monroe Street with storefront glass, providing further engagement and activation of the street.

Can you do more to activate the street frontages of the building to make them more engaging for both tenants and the neighborhood? (Updated 12/02/2024)

The development team is reviewing modifications to the building that can be made to further enhance the street-level engagement of this building with the surrounding properties.

Sustainability/Green Space

Will this building be LEED-certified? (Updated 12/02/2024)

We are committed to sustainability at the property and anticipate achieving LEED Gold certification.

Will you include solar panels? (Updated 12/02/2024)

Yes, we plan on including solar panels on the roof.

Will the 901 Monroe Street project include any publicly accessible greenspace? (Updated 12/02/2024)

The project will not include publicly accessible greenspace.

Construction

How will you handle construction disruption? (Updated 12/02/2024)

We will diligently work with our neighbors to ensure as little disruption as possible and all construction activity will be within the Department of Building’s construction guidelines. We have proposed a Construction Management Plan that addresses issues related to construction hours, traffic patterns, erosion and sediment control, noise, street sweeping, rodents, and will provide a point person for the general contractor. Please contact 901monroe@horningdc.com to request the latest Construction Management Plan draft.

What is the expected construction to delivery duration? (Updated 12/02/2024)

We will start construction after completion of the PUD and Zoning Map Amendment Process and we have received our building permit. We hope to start construction in 2026, and activity will last approximately 24 months. That being said, we are in the early stages of the development process and our timeline is subject to change.  We will update the community as our construction timeline becomes clearer.

General

How will this property impact public safety? (Updated 12/02/2024)

Given that the current lot is unoccupied, we expect that bringing additional residents and “eyes on the street” to the area will help improve general safety. The project will feature new streetlights, helping keep the area lit and improving visibility at night.

How will you control pests? (Updated 12/02/2024)

The development team is committed to and will work to address any potential pest issues on the property. We will continue to refine our pest control strategy and will outline it at a later date.

Are you planning on undergrounding the utility lines on Monroe Street? (Updated 12/02/2024)

At this time, we are not planning to underground the utility lines on Monroe Street. We will continue to review the feasibility of this request.  

Would you consider setting aside some or all of the units as for-sale condos? (Updated 12/02/2024)

The development team has thoughtfully planned and designed this building to be operated as a rental building.  There are no plans to offer any of the residential units for sale.

Are you planning to set aside a portion of the building for student housing at Catholic University and/or others in the vicinity? (Updated 12/02/2024)

At this time, we are not proposing any master lease for units in the project with Catholic University or any other higher-education university in DC.

Who do you imagine will be the typical renters in the property?

We are not able to say who our typical renter will be at the property at this time. By law, we are not able to restrict who is eligible to live in this building.

Will any of the apartments be reserved for seniors and/or the disabled? (Updated 12/02/2024)

None of the units are anticipated to be reserved for seniors or the disabled.