Frequently Asked Questions

EYA welcomes your feedback. You can contact EYA here to provide your thoughts on the plans for 12th & Allison.

EYA is a Washington-area home builder which creates new neighborhoods in walkable areas where residents can enjoy the best of city living. More than 700 D.C. homebuyers have chosen to purchase a home built by EYA in neighborhoods like Chancellor’s Row, Capitol Quarter and Bryan Square. You can find out more about the company and its work by visiting EYA’s website. EYA would also be happy to provide tours of its completed communities to any interested neighbors. You can contact EYA here if you would like to request a tour.

Surveys conducted with EYA’s homeowners show that 97 percent are willing to refer EYA to a friend or family member. In 2015, 100% of new homeowners reported that they were willing to refer EYA. This industry leading satisfaction rate shows EYA’s dedication to designing and building high quality homes and communities. EYA is also very proud to be honored with more than 250 local and national awards, including the Urban Land Institute’s Global Award for Excellence and the America’s Best Award from Builder’s Magazine. Most recently, EYA was one of two homebuilders nationwide to win Professional Builders’ 2015 National Housing Quality Gold Award. EYA’s homeowner satisfaction rates and awards are important to neighbors of 12th & Allison as it indicates the high-quality nature of EYA’s homes and the attention to detail the company brings to each new community it builds, including at 12th & Allison. The homeowner satisfaction rates also demonstrate a company-wide focus on strong communication and customer service, traits which EYA staff brings to all aspects of its work including engagement with existing neighbors during construction.

EYA will purchase a portion of the land around the Josephite Seminary building after it has received the public approvals necessary to allow the project to begin construction. Currently, EYA anticipates purchasing the property in winter 2018.

EYA’s current plan includes 80 homes, including 10 Affordable Dwelling Units.

EYA began community engagement for 12th & Allison very early in the development process. EYA first presented its preliminary concept in October 2015, ten months prior to submission of its Planned Unit Development application to the DC Zoning Commission in August 2016. Since October, EYA has held or presented at nearly twenty meetings or events, including ten public community meetings, EYA-hosted tours of its completed communities for neighbors of the project, two open house style events at the seminary, information sharing at two neighborhood-wide events, as well as other meetings with community stakeholders. The public meetings EYA has attended include ANC 5A03, ANC 5A Committee of the Whole, ANC 5B05, Michigan Park Citizens Association, North Michigan Park Civic Association, Queens Chapel Civic Association, and Brookland Neighborhood Civic Association. EYA also hosted a Community Focus Group in February 2016, where plans were presented by various EYA representatives to smaller groups of neighbors, a format designed to maximize opportunities for residents to give feedback and suggestions. EYA also keeps the community updated through its listserv, which you can sign up for here.

Yes. The Josephites plan to stay in their existing building. In order to protect this historically significant building in the future, EYA and the Josephites are submitting an application to the DC Historic Preservation Office to have the building and the land in the front and on the sides of the building deemed a historic landmark.

EYA will not build any homes on the lawn in front or on the sides of the seminary, thereby preserving views of the front and sides of the historic building.

Yes. EYA will not build homes on the lawn in front or on the sides of the seminary and the Josephites have committed to preserve this area as open space and prohibit any development from occurring in these areas in the future. In addition, the Josephites, who will maintain ownership of these spaces, will make them formally open to the public from dawn until dusk as part of the Planned Unit Development (PUD). EYA would not be able to obtain the required development permits to start construction on the townhomes until this condition is met. The condition would be met by recording in the land records a use restriction and public access easement ensuring it remains undeveloped and publicly accessible from dusk until dawn in perpetuity.

While the front and side lawns will continue to be owned by the Josephites, EYA plans to build a park on the lawn immediately to the west of the seminary, which will include an open area, benches, landscaping, natural playscapes for children, and potentially public art. The homeowners association will maintain the park.

There will also be smaller open spaces created in the townhome portion of the site that will be owned and operated by the homeowners association but also accessible to the public.

EYA’s goal is to preserve as many of the large mature trees as possible. EYA plans to preserve most existing healthy trees along 12th Street. EYA will also preserve all mature trees in the front of the seminary building, and nearly all trees on the sides of the building. EYA also understands that Casey Trees and members of the surrounding community recently planted new trees on the front lawn. These trees will also be preserved. Some trees behind the seminary will need to be removed in order to accommodate the townhome development, but EYA will plant at least 3 replacement trees on site for every tree removed.

EYA’s plan is to create a new east-west street through the site that lines up to Webster Street to the east of the site. EYA believes the continuation of Webster as a walkable, tree-lined neighborhood street is important because it will allow the project to fit in aesthetically with the existing community. We also recognize the legitimate concern of the neighboring residents and believe there is a solution that will deflect potential cut through traffic. While EYA initially proposed that Extended Webster Street be one way so that it deflected traffic away from the hospital, the community responded strongly with the desire for Webster to be a two way street. As a result, EYA changed the road design to be two ways, but proposes traffic calming measures on Extended Webster Street including two all way stop signs, bulbed-out curbs at the intersection of Street A and Webster Street to calm the traffic, and a new speed hump.

EYA has designed the homes to be compatible with the surrounding neighborhood and the seminary and plans to use red brick as a prominent façade material. In keeping with the existing homes, the 12th & Allison homes have gabled roofs, white trim, and front porches. EYA has also carefully studied the details that make Michigan Park architecture unique, such as its distinctive roof lines, intricate brick detailing, and concrete medallion accents, and used these details as inspiration in the 12th & Allison designs. In addition, EYA has incorporated triplex and duplex grouping patterns into the design of the rowhomes to enhance compatibility with the surrounding duplexes and triplexes. Please see the Project Gallery for images of the proposed architecture.

• New public park spaces: EYA plans to improve and preserve more than 2.5 acres of open space in a public access easement to create a truly public gathering space in Michigan Park. In response to community input, EYA also plans to include formal play equipment for children in the dedicated open space.
• Historic preservation: EYA and the Josephites plan to apply for historic landmark status for the seminary building and surrounding land area, approximately 50% of the total land area currently owned by the Josephites.
• Tree preservation: EYA plans to preserve all but one tree on the sides and front of the seminary along with almost all of the oak trees along 12th Street.
• Transportation benefits: EYA plans to provide a Capital Bikeshare station, improve the sidewalks and crosswalks surrounding the side, and to provide a carshare space and implement traffic calming measures.
• Public art and sculptures: EYA plans to commission public art and sculpture in the new open spaces by local artists.
• Affordable housing: 11.2% of the homes will be Affordable Dwelling Units with more homes at the lower 50% of Area Median Income level than required by DC’s Inclusionary Zoning Affordable Housing Program. EYA also proposes to make a $10,000.00 contribution to Housing Counseling Services Inc. (“HCS”), a non-profit fund that assists seniors and other District residents on restricted incomes. HCS is not taking a position in support of or in opposition to the Project, but is simply a neutral party that is willing to administer the fund to ensure that the contribution is allocated to individual home owners in need of relief.
• Employment and training opportunities: EYA plans to offer construction education tours and classes for local high school students at the Phelps ACE High School, in what we hope is a knowledge resource and an inspiring extra-curricular event for high school students seeking information and guidance about career pathways.

Most of the homes will have garage parking spaces internal to the homes and accessed via rear alleys. The new homes on the south side of the new Webster Street will have backyards instead of an alley and garage parking. The backyards are proposed in order to create a more seamless transition between the historic seminary and open space to the townhome development to the north. These homeowners will have a designated parking space on the new internal streets. Overall, approximately 2/3 of the homes will have two designated parking spaces and 1/3 will have one designated parking space. Visitor parking for the new homes will also be accommodated on the new internal streets.

The 12th & Allison development will have a homeowners association (HOA) which will be responsible for overall maintenance of common areas within the townhome portion of the development and the West Lawn Park. For example, the HOA will be responsible for trash collection from the new homes, snow removal on the new streets and sidewalks, general maintenance of the new streets, maintenance and upkeep of the proposed park spaces, and maintenance of common area landscaping and stormwater management facilities. The residents of existing nearby homes will be able to contact the HOA’s management company if any issues arise with maintenance of the development. The HOA and all of its activities will be funded by the residents of the 12th & Allison development. The HOA fees and responsibilities are communicated clearly to purchasers through their purchase contract and the HOA documents are recorded in the land records to ensure the continuity of the HOA services over time. The Josephites will continue to maintain the lawns in the front and to the east of the seminary building.

Now that EYA has completed a draft development plan, the DC Department of Transportation (DDOT) will conduct a detailed traffic analysis based on this plan. This analysis will show whether the project is expected to cause any significant adverse impacts on traffic. If so, DDOT will recommend modifications to the plan or transportation upgrades that EYA must complete to offset these impacts. EYA’s transportation consultant’s initial report shows that the new homes will not have a detrimental impact to the transportation network.

Yes. EYA is working with VIKA Capitol and Marcus Davis Utility Consulting to determine which existing water, sewer, gas, electricity and cable lines will serve the project, whether there is sufficient existing capacity to serve the project, and what upgrades or new lines will be required if existing capacity is not sufficient. Preliminary analyses indicate that most utilities currently have sufficient capacity and minimal upgrades will be required.

Yes. DC Public Law 8-36, the Environmental Policy Act of 1989, requires that all District of Columbia agencies consider the environmental impact of all proposed major actions before issuing any approvals for them. EYA will work with the DC Department of Consumer and Regulatory Affairs (DCRA) to complete an Environmental Impact Screening Form, and, if required, will also complete an Environmental Impact Statement. DCRA will review all material and determine whether or not the development would result in significant adverse environmental impacts, either during the construction or operation phase. EYA’s past townhome projects have either not been found to have significant adverse environmental impacts or impacts have been mitigated.

10 of the homes will be Affordable Dwelling Units which represents 11.2% of the 80 proposed homes. DC’s Inclusionary Zoning Affordable Housing Program previously targeted residents earning 50% of the Area Median Income (AMI) and 80% of AMI. Recently, the targets were increased to 80% AMI only for for-sale residential units, but EYA remains committed to preserving the deeper level of affordability.  The maximum prices for the two income levels for single-family inclusionary developments are provided by the DC Department of Housing and Community Development and are posted here. EYA expects most of the homes to be 3 bedroom units and would price the ADUs accordingly at around $200,000 and $350,000. More information about the program can be found here.
• EYA has reduced the number of homes proposed from 150 – 180 to 80.
• EYA originally proposed building homes on the sides and back of the seminary, but is now only proposing homes north of the seminary.
• EYA has doubled the amount of proposed open space, from 1.3 acres to more than 2.5 acres.
• While EYA had always anticipated red brick as a predominant façade material, community feedback about the homes fitting into the neighborhood have guided its choice to use only red brick on front façades and to propose a more traditional style with white trim, front porches, and duplex/triplex patterns.
• To address neighbors’ concerns about cut-through traffic to Providence Hospital, EYA originally proposed a section of extended Webster Street immediately east of 12th Street as one-way eastbound so vehicles coming from the 13th Street and Sargent Road side of the site could not use this new street to access Providence’s emergency room entrance. Based upon community feedback, EYA has modified this recommendation and changed Extended Webster Street to a two way street with traffic calming to deflect cut-through traffic.
• EYA has heard about existing traffic problems, including speeding and cut-through use on 13th Street and Sargent Road. EYA will work with the Department of Transportation to try to implement traffic calming measures on these streets.
• EYA has lowered the height of the homes from 4 stories to 3 stories.
• EYA heard concerns from residents about the loss of mature trees. EYA now plans to preserve nearly all trees on the front and sides of the seminary, and to use special construction measures to preserve the mature oak trees along 12th Street when connecting its utility lines to the water and sewer mains in 12th Street. EYA also slightly curved the extended Webster Street in the current plan to allow it to move development north to further protect the health of the 53 inch oak tree to the south.
• EYA changed the location of an alley entrance along Allison Street so that it now exits onto Extended Webster Street, thus creating shorter strings of homes and a nicer pedestrian experience along Allison Street across from existing homes.
• EYA removed the five driveways proposed for corner houses within the project. The homes now have garages that enter from rear alleys, thereby improving the pedestrian experience and the appearance of the homes.

The property is currently zoned R-2, which allows detached homes and duplexes but not triplexes or rowhomes. EYA believes a rowhome development is ideal for this site, as it allows the homes to be clustered closer together with less private rear and side yards and more communal public open space for the neighborhood. Because EYA is proposing rowhomes, a rezoning is necessary. EYA is seeking an RA-1 zone to allow for rowhomes, which is the same zone underlying the hospital property immediately to the west of the property. Many other blocks to the west of the property are zoned RA-1 and also border R-2 zones as this is a zone that is compatible with low density residential.

The rezoning process requires architectural review by the Zoning Commission and provision of community benefits, so EYA believes it will result in a higher quality development with more opportunities for community engagement. A matter-of right development would result in no public benefits, no design review, and significantly less public open space. While RA-1 was chosen because it allows rowhomes, the 12th & Allison proposal prioritizes neighborhood compatibility and is significantly below the maximum density allowed in this zone. For instance, the proposed homes are all 3 stories and approximately 40 feet or less in height. 40 feet is allowed today by-right in the R-2 zone and is consistent with the neighborhood, while 60 feet would be allowed in an RA-1 PUD project.

No. Once the Zoning Commission approves a PUD and related Zoning Map Amendment application, development on that property can only occur in accordance with the plans that were approved by the Zoning Commission. If modifications to the approved plans are sought, they must be approved by the Zoning Commission. If 12th & Allison is not pursued within the time frames approved by the Zoning Commission (the Zoning Commission typically requires that initial building permit applications must be filed within two years of the approval of the PUD and Zoning Map Amendment application), then the PUD and Zoning Map Amendment approval expires and the zoning of the property reverts back to the current R-2 Zone District.

No. EYA’s rezoning application will only apply to the 12th & Allison property and will not affect the zoning of any surrounding properties.

EYA anticipates opening the sales center in the fall of 2017. In the meantime, if you are interested in purchasing at 12th & Allison please fill out the contact form on the website here and select the option “I am interested in living at 12th & Allison” to receive updates about floorplans, finishes, pricing, and other details as they become available.