The alley that 415 Wolfe St. shares with 315 S. Royal St. Photo by Vernon Miles.
The historic 415 Wolfe Street home hasn’t been sold yet, but even the possibility of a sale to a developer has some neighbors incensed. The owners of the historic property insist that the home is still on the market, and while a few developers have expressed an interest in the project, nothing is close to being finalized. Yet, some neighbors have already begun expressing concerns that a potential townhouse development could have a serious impact on the neighborhood.
“If there are lots of record, as several appear to be, whoever owns the property is entitled to build on them with approval from the Board of Architectural Review,” said Al Cox, Historic Preservation manager for the Department of Planning and Zoning.
Karl Moritz, the director of Planning and Zoning, laid out a review of the property’s zoning information in response to a letter from James Mitchell. Mitchell is listed on the State Corporation Commission as a registered agent of Rotis Companies LLC, a limited liability company formed on April 16, 2015. When asked about the development, Mitchell acknowledged that his company had submitted a historical report on the property and that the city had released a determination based on that record, but would make no further comment.
“The property is zoned RM/townhouse … which allows for the development of single-family, two-family or townhouse dwelling units,” said Moritz in his letter to Mitchell. Moritz also stated that four of the lots on the property meet the minimum requirements for a dwelling.
“If this project goes forward, the quality of life for all of us goes down,” said Kevin Connell, who lives directly across from the home at 416 Wolfe St. According to Connell, the home’s potential sale to a developer was something long rumored; the letter from Moritz changed that. “With [the city’s letter to Mitchell] we finally have a verifiable indication that something is going on here.
But Doug Turner, who owns the property, insisted that no contract has been signed. Turner also said that he doesn’t understand why the property’s sale is raising concerns among the neighbors.
“It’s my private property,” said Turner. “It’s my business what we do with it.”
But some of the local neighbors say the sale could have a substantial impact.
“This sale could represent the loss of a quarter-acre of open space,” said Connell. “Just as a developer can exploit a home, neighbors can protect their property values and their neighborhood quality of life… The community benefits from the fact that this property exists, and to see that turned into more new construction? That should concern any Alexandrian.”
In the letter, Moritz also states each new dwelling unit must have two off-street parking spaces which must be provided from an alley or interior court. Mortiz notes that the private alley to the north of the property may be able to provide this access, but that this would be dependent on ownership and usage rights to the alley.
Without support from the neighbors, this could present a problem. Rick Badwey lives at 317 S. Royal St., immediately adjacent to the 415 Wolfe St. property, and shares the slim alley with Turner. For years, Badwey says he and Turner have shared the lane without incident. But If the property is converted into townhouses, Badwey says his home and his family would substantially impacted. Badwey says that the potential developer told him that 415 Wolfe Str. could have underground parking which would be accessed by the alley.
“The alleyway isn’t meant to be a thoroughfare for parking,” said Badwey. However, Badwey acknowledged that the the alleyway is a part of the larger community concerns regarding the sale. “Stopping [this development] on the alley makes the home undesirable.”
“The private alley would be a civil issue between the two abetting property owners,” said Cox. “I assume there would be a lively discussion between the property owners and the adjoining neighbors.”
However, beyond raising a fuss over the alley between the properties, Connell and Badwey say they are unsure how they will proceed. The public will have an opportunity if any new developments are presented at the BAR or the Planning Commission.
“The public input would be on the design of the townhouses,” said Connell, “not on what is built there.”
Connell and Badwey both expressed a fondness for the Turners, who they say have made substantial improvements to the home and are very welcoming to visits from neighbors.
“Idealy, another buyer will materialize with plans to occupy and protect this unique property as is and render moot the risk of development,” said Connell in a letter to his neighbors. “If not, and the offer from the developer is finalized, I’m planning to combat this planned development at every stage of the review and potential permitting process to prevent what would be a substantial negative change to the look and feel of a neighborhood that’s defined by the presence and openness of this grand estate.”