Built Form Analysis5600 Georgia Ave NW

By: Zack Hicks

Current Use: Rite Aid

Rite Aid is a single-story, suburban style drug store with a surface parking lot of 35 spaces

Rite Aid is the only property in the block (Square #2934) with surface parking

Current FAR: 0.3 (maximum FAR: 1.5) Current lot coverage: 33% (maximum lot

coverage: 100%) Conversely:

this Rite Aid is relatively far from any mass transit hubs (e.g., Petworth – Georgia Ave. Metro Station), and a streetcar isn’t expected to open along Georgia Ave. NW for another decade

Parking is thus mandatory

Typology 1: Mixed-Use with Ground Level Retail

Mixed Use with Ground Level Retail

The Rite Aid could be developed into 2 two-story mixed-use buildings facing Georgia Ave.

Each floor in both buildings would have 8,700 square feet of retail on bottom and 8,700 square feet of micro-units on top

17 affordable micro-units in each building Parking would be in parking lot accessed

from alley behind current Rite Aid 40 spaces There is potential for an entrance to the

parking lot directly from Georgia Ave. – no exit would be allowed onto Georgia Ave. so automobiles would have to use the side streets before turning onto Georgia Ave.

Construction Type IIA

Non-combustable materials with a sprinkler system and a podium

All walls, both interior and exterior, shall be one-hour walls

A 2-hour separation shall separate the retail from the apartments located above the retail

Parking

40 parking spaces Calculated by counting the number of

parallel parking spaces on Georgia Ave to the east (there is room for 10 parallel parked cars), multiplying that number by 2 (a parking space is generally twice as wide as it is long), then multiplying that number by 2 again to reflect the number of sides this parking lot will require

Near bus stops While the area is automobile-oriented,

transit usage is still significant. Furthermore, the availability of on-street parking limits the need for additional spaces

Bike racks will be provided

40 space parking lot

Placemaking Features

Street trees shall be maintained at current level: small-to-medium sized urban trees in grates

Street lighting shall be low-lying Sidewalk width and character shall be

maintained at current levels: Sidewalk shall be 15 feet wide with a brick inner berm and a granite curb with concrete towards the buildings

All but a small portion of the ground level shall be occupied by retailers. The retailers shall range in size from a market or a pharmacy (8,700 sf) to a small specialty store (1,000 sf)

There is a space between the two building that would be used as either a drive-through for the pharmacy or as an entry to the parking lot

Building Materials & Massing The first floor of the building shall be brick, while

the second floor shall be stucco -- and a “green roof” will allow plant life to grow on roof

I couldn’t draw any doors, windows, the roof, etc. because I am new to drawing 3-D images

Use of “fake materials” is due to cost Buildings will have a height of 30 feet, a width of 60

feet, and a length of 145 feet, a 6:12:29 ratio. Picture windows with a precast concrete base will

be used for retail tenants Double-hung windows with a precast concrete base

will be used for residential tenants Full glass doors will be used for retail, a basic side

wooden door will be used for residential access Anchor tenants shall have automatic doors

Retail tenants will be allowed to customize the exterior appearance of their stores to some degree

Location of Primary Entries

Residential entrances (red on map) will be featured on the side streets, on the corner facing the street and the rear parking lot

Residential entrances are less decorated than commercial entrances, so frontage along Georgia Ave. isn’t required

Commercial entrances (green on map) will face Georgia Ave.

The two anchor stores will have their entrances at the street corners, where visibility is potentially greatest

Rear entrances shall be used for loading only

8,700 sf

40 space parking lot

3,700 sf

1,000 sf

1,500 sf

1,500 sf1,000 sf

Typology 2: Only Retail

Ground Level Retail Only

The Rite Aid could be also be developed into a small single-story plaza adjacent to Georgia Ave.

One building would be constructed featuring 18,000 square feet of retail

Parking would be in parking lot accessed from alley behind current Rite Aid 40 spaces

Construction Type IIA

Non-combustable materials with a sprinkler system

All walls, both interior and exterior, shall be one-hour walls

Unlike the first typology (mixed-use), no 2-hour separation is required – directly above the retail is a roof

Parking

40 parking spaces Calculated by counting the number of

parallel parking spaces on Georgia Ave to the east (there is room for 10 parallel parked cars), multiplying that number by 2 (a parking space is generally twice as wide as it is long), then multiplying that number by 2 again

Near bus stops While the area is automobile-oriented,

transit usage is still heavy. Furthermore, the availability of on-street parking limits the need for additional spaces

Bike racks will be provided Parking would be accessed from rear

alley

Retail building – multiple tenants

40 space parking lot

Placemaking Features

Street trees shall be maintained at current level: small-to-medium sized urban trees in grates

Street lighting shall be low-lying Sidewalk width and character shall be

maintained at current levels: Sidewalk shall be 15 feet wide with a brick inner berm and a granite curb with concrete towards the buildings

All of the ground level shall be occupied by retailers. The retailers shall range in size from a market or a pharmacy (12,000 sf) to a small specialty store (1,000 sf)

Unlike in the other typology, there is no median between the two buildings – entry to the parking lot must be accessed through the rear alley

Building Materials & Massing Building will have brick exterior and a

“green roof” which will allow plant life to grow on roof

Building will have a height of 15 feet, a width of 60 feet, and a length of 300 feet, a 1:4:20 ratio.

Picture windows with a precast concrete base will be used Use of “fake materials” is due to cost

Full glass doors will be used Anchor tenants shall have automatic doors

Tenants will be allowed to customize the exterior appearance of their stores to some degree

Location of Primary Entries

Commercial entrances (green on map) will face Georgia Ave.

The two anchor stores will have their entrances at the street corners, where visibility is potentially greatest

The smaller stores will have their primary entrances at the front of the store, facing Georgia Ave.

The rear entrances shall be used for loading only

8,500 sf

40 space parking lot

3,500 sf

1,000 sf

1,500 sf

1,500 sf1,000 sf

1,000 sf