HPA No. 99-405 (In re. Luzon Building)

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HPA No. 99-405 (In re. Luzon Building)

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  • HPA Number: 99-405
  • Building Name: Luzon Building
  • Address(es): 2501 Pennsylvania Ave. NW
  • Date of Order: 01-Sep-99

Summary:

Applicant sought a permit for partial demolition of the landmark Luzon Building to complete a project previously approved by the Historic Preservation Review Board. The Mayor's Agent concluded that the proposed demolition was consistent with the purposes of the Act and therefore necessary in the public interest, finding that the project's adaptive reuse of the landmark as a multi-family residential timeshare with ground floor retail space, which included plans to rehabilitate and restore the building's significant street facades, would only be economically feasible if the requested demolition were allowed.

Consistent with the Purposes of the Act:

Because he found that the Applicant's retention and restoration of the landmark Luzon Building's significant street facades and other historic features (and hence adaptive reuse of the building) would be economically unfeasible if partial demolition of interior portions of the building were not allowed, and because he found that the proposed development would be an adaptive re-use of the property, the Mayor's Agent concluded that partial demolition was consistent with the purposes of the Act.

Demolition - Partial:

The Mayor's Agent found that refusal of a permit for partial demolition of the landmark Luzon Building's north and west walls and interior structural elements (which would not be visible to the public after the project's completion) would render the project's retention and restoration elements economically unfeasible. As such, he concluded that partial demolition was consistent with the purposes of the Act.

Economic Feasibility:

Based on testimony from the developer, an expert in architectural history, and an architect, the Mayor's Agent found that Applicant's retention and restoration of the landmark Luzon Building's significant street facades and other historic features (and hence the building's adaptive reuse) would only be economically feasible if partial demolition of interior portions of the building were allowed.

Subsequent and Related History:

See HPA No. 99-405 order of April 29, 2005 for subsequent history, and HPA No. 91-261, order of May 11, 1992 for related history.

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  • HPA Number: 99-405
  • Case Name: In The Matter Of Luzon Building
  • Location of Property: 2501 Pennsylvania Avenue, N.W.
  • Date of Decision: 04/29/2005
  • Type of Case/Type of Permit Sought: Partial Demolition
  • Disposition: Approved
  • Date of Case Summary: 8/1/2006

Summary of Decision:

This is a very short decision in response to notice filed by the government and the Applicant concerning subsequent design changes at the property. The Mayor's Agent found that these design changes incorporated and adhered to the prior order dated September 1, 1999, which approved partial demolition of 2501 Pennsylvania Avenue, N.W. Noting the changes were consistent with the prior order, the Mayor's Agent found that permits for the project could proceed with no further review or action being necessary by the Mayor's Agent.

*Prior and Related History: See HPA No. 99-405 order of September 1, 1999 for prior history and HPA No. 91-261, order of May 11, 1992 for related history.

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Title: HPA No. 99-405 (In re. Luzon Building)
Author: Government of the District of Columbia. Department of Consumer and Regulatory Affairs. Office of Adjudication
Abstract: Orders concerning a partial demolition and a construction project at the site of the Luzon Building.
Permanent Link: http://hdl.handle.net/10822/761263
Date Created: 1999
Subject: Demolition; Consistent with Purposes of the Act; Economic Feasibility


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